06-14-2022 - Agenda PacketREGULAR PLANNING COMMISSION MEETING City of Campbell, California
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June 14, 2022 7:30 p.m. City Hall, Council Chambers
AGENDA
NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov.
This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act.
This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend
the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice.
Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the Planning Commission. If you choose to email your
comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number.
ROLL CALL
APPROVAL OF THE MINUTES - Defer approval of May 24, 2022 minutes to June 28, 2022
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
ORAL REQUESTS
This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People
may speak up to 5 minutes on any matter concerning the Commission.
Planning Commission Agenda for June 14, 2022 Page 2 of 2
PUBLIC HEARINGS
1. PLN-2021-206 NOTE: This item will be continued to June 28, 2022. Public Hearing to consider the request of Bilal Ilter, Atlas General Construction, for property located at 388 Hatcher Court to allow an approximately 403 square feet addition to a
single-family house resulting in an FAR of 0.50. The application
under consideration includes a Site and Architectural Review Permit File No.: PLN-2021-206. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City
Clerk within 10 calendar days. Project Planner: Tracy Tam,
Associate Planner
2.
PLN-2021-33 Continued Public Hearing to consider the request of Brad Cox, Architect, Inc. to allow relocation of an existing office building
(converted Folk-Victorian residence) from 1940 Hamilton Avenue to 1980 Hamilton Avenue for use as an administrative office for the First Congregational Church of San Jose and removal of four protected trees. The applications under consideration include a Conditional Use Permit and a Tree
Removal Permit. File No.: PLN-2021-33. Staff is
recommending that this item be deemed Categorically Exempt under CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Senior Planner
3. PLN-2021-177 Continued Public Hearing to consider the request of David Fenster, Modulus, for property located at 1940 Hamilton Avenue to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop
deck, and associated site, lighting, parking, and landscaping
improvements; and a proposed shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980 Hamilton Avenue. The applications under consideration include a Site and Architectural Review
Permit and Parking Modification Permit File. No.: PLN-2021-177. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Senior
Planner
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of June 28, 2022 at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall,
Planning Commission Agenda for June 14, 2022 Page 3 of 2
Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to participate remotely by Zoom or attend in person (as space allows while maintaining on-going face covering and social distancing).
Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are
available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact the Community Development Department, at planning@campbellca.gov or (408) 866-2739.
ITEM NO. 1
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ June 28, 2022
PLN-2021-177 Public Hearing to consider the request of Bilal Ilter, Atlas General
Construction, for property located at 388 Hatcher Court to allow an
approximately 403 square feet addition to a single-family house resulting in an FAR of 0.50. The application under consideration includes a Site and Architectural Review Permit File No.: PLN-2021-206.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1.Make a motion to continue consideration of this item to the next Planning Commission
meeting of June 28, 2022.
DISCUSSION
Staff requests that this item be continued to the next regularly scheduled Planning Commission
meeting on June 28, 2022.
Prepared by:
Tracy Tam, Associate Planner
Approved by:
Rob Eastwood, Community Development Director
ITEM NO. 2
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ June 14, 2022
PLN-2021-33
Cox, Brad
Public Hearing to consider the request of Brad Cox, Architect, Inc. to
allow relocation of an existing office building (converted Folk-Victorian
residence) from 1940 Hamilton Avenue to 1980 Hamilton Avenue for
use as an administrative office for the First Congregational Church of San
Jose and removal of four protected trees. The applications under
consideration include a Conditional Use Permit and a Tree Removal
Permit. File No.: PLN-2021-33.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1.Adopt a Resolution (reference Attachment 1), approving a Conditional Use Permit and a Tree
Removal Permit to allow relocation of an existing office building and removal of four protected trees.
ENVIRONMENTAL (CEQA) DETERMINATION
Staff recommends that the Planning Commission accept the determination that the project is
Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act
(CEQA) pertaining to the operation, permitting, and minor alterations of an existing private structure
involving negligible or no expansion of existing or former use.
PROJECT DATA
Zoning Designation: P-F (Public Facilities)
General Plan Designation: Institutional
Lot Area: 6.14 acres (267,450 square feet)
Building Square Footage:
Existing Church/School: 26,413 square feet
Relocated Office: 1,638 square feet
28,051 square feet
Floor Area Ratio (FAR) 11.59% 40% (Max. Allowed)
Parking: 157 stalls (existing) No additional parking required
Building Setbacks: Proposed Required1
Front (north): 150 feet 20 feet
Side (east): 43-feet 5 feet
Side (west): 185-feet 5 feet
Rear (south): 400-feet 5 feet
1 CMC Sec. 21.12.040 indicates that the setbacks for a P-F zoned property are the same as those of the most "restrictive
abutting zoning district", which would be R-1-6 (Single-Family Residential) Zoning District.
Staff Report – Planning Commission Meeting June 14, 2022 Page 2 of 5
PLN-2021-33 ~ 1940/1980 Hamilton Avenue
DISCUSSION
Proposed Project: As depicted on the submitted Project Plans (reference Attachment 2) the proposed
project is an application for a Conditional Use Permit (CUP) to allow relocation of an approximately
1,600 square foot converted residential structure (photo, below) currently located on 1940 Hamilton
Avenue onto the adjacent property located at 1980 Hamilton Avenue. An associated Tree Removal
Permit would allow removal of several protected trees related to the proposed structure relocation.
Project Site: The two properties that constitute the project site are located along the Hamilton Avenue,
between Leigh and Phantom Avenues, at the northeastern corner of the City, as shown in the arial map,
below:
➢1940 Hamilton Avenue is a 20,000 square-foot parcel located within the P-O (Professional
Office) Zoning District. The property is developed with a Folk Victorian residence constructed
circa 1889 that was converted to a professional office under a Conditional Use Permit approved
by the Planning Commission in 2013. Due to the age of the structure the applicant procured a
historical assessment, which was peer-reviewed by the City’s Historical Advisor who concurred
with the determination that the property does not satisfy the eligibility requirements for historic
listing (reference Attachments 3 and 4). Separate from this application request, 1940 Hamilton
Avenue is also subject to a Site and Architectural Review Permit application for a proposed
new office building, as noted in the materials for PC Item No. 3 (PLN-2021-177).
Staff Report – Planning Commission Meeting June 14, 2022 Page 3 of 5
PLN-2021-33 ~ 1940/1980 Hamilton Avenue
➢ 1980 Hamilton Avenue is a six-acre property that contains the First Congregational Church of
San Jose, which was established prior to the property's 1982 annexation into the City of
Campbell. The City subsequently granted a Conditional Use Permit to allow operation of a
private school using the Church's classroom facilities. Consistent with the religious and
educational uses, the property is zoned P-F (Public Facilities).
ANALYSIS
Findings for Approval: To grant a land use approval, the decision-making body must affirmatively
establish that the project meets codified findings for approval. Findings establish the evidentiary basis
for a City's decision to grant or deny a land use approval and to impose conditions of approval as
necessary to establish the findings. The applicable findings depend upon the type of land use approval
under review (e.g., Site and Architectural Review, Tree Removal Permit, etc.). The following analysis
identifies each of the applicable findings in italics and how the proposed project satisfies them.
Conditional Use Permit Findings:
A. The proposed use is allowed within the applicable zoning district with Conditional Use Permit
approval, and complies with all other applicable provisions of this Zoning Code and the
Campbell Municipal Code;
As noted, the principal use of the receiving property is the First Congregational Church of San
Jose, which is classified by the Zoning Code as a "public assembly use." A public assembly use
is allowable in the P-F (Public Facilities) Zoning District upon approval of a Conditional Use
Permit. Since the Church was established prior to incorporation into the City of Campbell, it is
considered a legal non-conforming use due to a lack of a Conditional Use Permit. Pursuant to
CMC Sec. 21.58.040.G "any change" to intensify or expand the use, such as the proposal to
relocate the converted office structure onto the Church campus, requires approval of a
Conditional Use Permit.
B. The proposed use is consistent with the General Plan;
The General Plan land use designation for the project site is Institutional. As described by the
General Plan, below, this land use designation is intended to facilitate public or private civic,
social, educational, cultural or charitable land uses. Allowing placement of the office structure
on the existing Church campus would be consistent with the intent of the designation.
The General Plan provides for civic, social service, educational, cultural or charitable uses operated by a
government or private agency serving the public under the category of Institutional. The term institutional
can include facilities owned or operated by a private organization, such as a private school or religious
organization, as well as facilities owned or operated by a public entity, such as public buildings and
grounds.
C. The proposed site is adequate in terms of size and shape to accommodate the fences and walls,
landscaping, parking and loading facilities, yards, and other development features required in
order to integrate the use with uses in the surrounding area;
The proposed site plan, excerpted, below, shows the proposed relocation of the building onto
the Church property. It would be oriented inwards, framing the courtyard. The plans also show
the creation of a van-accessible parking stall and a related connection to the existing walkway.
Although the General Plan generally encourages new buildings to be oriented to the public
Staff Report – Planning Commission Meeting June 14, 2022 Page 4 of 5
PLN-2021-33 ~ 1940/1980 Hamilton Avenue
street, this proposal is unique in that the building is rather small and would be part of a larger
complex of structures on the property. Moreover, the proposed building placement would be
over 150-feet from the curb such that orienting it towards the street would not contribute the
public interface.
With regard to parking, the requirement for a "public assembly" use, which includes religious
facilities, in based on the number of seats or the square-footage of the congregation area. Since
the relocated building is intended to be used as administrative office by the Church, its
placement does not incur an additional parking requirement. In this regard, the new parking
stall is a voluntary improvement.
D. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the use would be expected to generate;
Relocation of the building onto the Church building did not require a traffic study per the
thresholds established by the VTA Congestion Management Program; therefore the project will
not have a discernable effect on traffic congestion in the area
E. The design, location, size, and operating characteristics of the proposed use are compatible
with the existing and future land uses on-site and in the vicinity of the subject property; and
The placement of the relocated office building would not materially affect the operational
characteristics of the existing Church, such that the public assembly activity would continue to
be compatible with adjacent residential uses.
F. The establishment, maintenance, or operation of the proposed use at the location proposed will
not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons
residing or working in the neighborhood of the proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the city.
The operation of the Church has not resulted in any complaints or code violations filed with the
City (excluding activity related to the private school on the property, which is run by a different
operator). As a result, its continued operation would not be detrimental or injurious to the
surrounding community.
Staff Report – Planning Commission Meeting June 14, 2022 Page 5 of 5
PLN-2021-33 ~ 1940/1980 Hamilton Avenue
Tree Removal Permit Finding
The City’s Tree Protection Regulations (CMC 21.32) provide five findings for consideration when
reviewing a Tree Removal Permit. A permit may only be granted when one or more one of the findings
are satisfied. In consideration of the project, finding # 5 may be affirmatively established:
5.Economic enjoyment and hardship. The retention of the tree(s) restricts the economic
enjoyment of the property or creates an unusual hardship for the property owner by severely
limiting the use of the property in a manner not typically experienced by owners of similarly
zoned and situated properties, and the applicant has demonstrated to the satisfaction of the
approval authority that there are no reasonable alternatives to preserve the tree(s). A minor
reduction of the potential number of residential units or building size due to the tree location
does not represent a severe limit of the economic enjoyment of the property.
The proposed relocation would require removal
of one Redwood tree and three Canary Island
pine trees, as shown in the excerpted Tree
Removal Plan, right. The trees would either
conflict with the placement of the building or
would be in the way of the anticipated
relocation route. As such, their retention would
preclude the Church's ability to receive the
building, presenting an unusual hardship
restricting the use of the property in a manner
not typically experienced by comparable public
assembly properties that are not as heavily
planted with trees.
Public Comment: No public comment was received on this application.
Site and Architectural Review Committee: The Site and Architectural Review Committee
(SARC) reviewed this application at its meeting of July 27, 2021. The SARC supported the
application as presented.
Attachments:
1.Draft Resolution
2.Project Plans
3.Historic Assessment
4.Peer Review Memo
Prepared by:
Daniel Fama, Senior Planner
Approved by:
Rob Eastwood, Community Development Director
RESOLUTION NO. 446_ BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT TO ALLOW RELOCATION OF AN EXISTING OFFICE BUILDING (CONVERTED FOLK-VICTORIAN RESIDENCE) TO 1980 HAMILTON AVENUE FOR USE AS AN ADMINISTRATIVE OFFICE FOR THE FIRST CONGREGATIONAL CHURCH OF
SAN JOSE; AND A TREE REMOVAL PERMIT TO ALLOW
REMOVAL OF FOUR PROTECTED TREES ASSOCIATED WITH THE STRUCTURE RELOCATION. FILE NO.: PLN-2021-33
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to file number PLN-2021-33:
1. The Proposed Project is application (PLN-2021-33) for a Conditional Use Permit to allow relocation of an existing office building (converted Folk-Victorian residence) from 1940 Hamilton Avenue to 1980 Hamilton Avenue for use as an administrative office for the First Congregational Church of San Jose; and a Tree Removal Permit removal of
four protected trees. 2. The Project Site (receiving property) is a six-acre parcel that contains the First Congregational Church of San Jose, located at the northeast corner of Leigh and
Hamilton Avenues.
3. The Project Site is zoned P-F (Public Facilities) as shown on the Campbell Zoning Map.
4. The Project Site is designated Institutional as shown on the Campbell General Plan
Map. 5. The First Congregational Church of San Jose is classified by the Zoning Code as a "public assembly use". Since the Church was established prior to incorporation into the
City of Campbell, it is considered a legal non-conforming use due to a lack of a
Conditional Use Permit. Pursuant to CMC Sec. 21.58.040.G "any change" to intensify
or expand the use, such as the proposal to relocate the converted office structure onto the Church campus, requires approval of a Conditional Use Permit. 6. The overall use of the property would remain unchanged with the placement of the
proposed structure.
7. The parking requirement for a "public assembly" use in based on the number of seats or the square-footage of the congregation area. Since the relocated building is intended
Planning Commission Resolution No. 446_ Page 2 of 3 1980 Hamilton Avenue Conditional Use Permit (PLN-2021-33)
to be used as administrative office by the Church, its placement does not incur an additional parking requirement.
8. The trees proposed to be removed would either conflict with the placement of the building or would be in the way of the anticipated relocation route. As such, their retention would preclude the Church's ability to receive the building. 9. In review of the proposed project, the Planning Commission considered the proposed
project's traffic safety, traffic congestion, site circulation, landscaping, structure design, and site layout. 10. In review the proposed project, the Planning Commission also weighed the public need for, and the benefit to be derived from, the project, against any impacts it may cause.
11. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code
and the Campbell Municipal Code; 2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the fences
and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area; 4. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate; 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property;
6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the city;
Planning Commission Resolution No. 446_ Page 3 of 3 1980 Hamilton Avenue Conditional Use Permit (PLN-2021-33)
Tree Removal Permit Finding(s) (CMC Sec. 21.32.080.A):
7. The retention of the tree(s) restricts the economic enjoyment of the property or creates
an unusual hardship for the property owner by severely limiting the use of the property
in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s). A minor reduction of the potential number of residential units or building size due to
the tree location does not represent a severe limit of the economic enjoyment of the
property; Environmental Finding(s) (CMC Sec. 21.38.050):
8. The project is Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor
alteration of an existing private structure; and 9. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit to allow relocation of an existing office building (converted Folk-Victorian residence) to 1980 Hamilton Avenue for use as an administrative office for the First
Congregational Church of San Jose; and a Tree Removal Permit removal of four
protected trees, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 14th day of June, 2022, by the following roll call vote: AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners: ABSTAIN: Commissioners:
APPROVED: Stuart Ching, Chair
ATTEST: Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL Conditional Use Permit
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Conditional Use Permit to allow relocation
of an existing office building (converted Folk-Victorian residence) from 1940 Hamilton Avenue to 1980 Hamilton Avenue for use as an administrative office for the First Congregational Church of San Jose; and a Tree Removal Permit removal of four protected trees. The project shall substantially conform to the Project Plans included as Attachment No. 2 in the June 14, 2022 Planning Commission Staff Report, except as
may be modified by conditions of approval contained herein. 2. Approval Expiration: The Conditional Use Permit and Tree Removal Permit approved herein (hereon "Approval") shall be valid for one (1) year from the effective date of the
Planning Commission action. Within this one-year period an application for a building
permit to relocate the structure must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Approval being rendered void. 3. Existing Conditional Use Permit: The existing Modified Conditional Use Permit (PLN2019-
141) approved by Planning Commission Resolution No. 4521 for the operation of a
commercial school/daycare center on the Project Site shall remain in full force and effect and severable from this Approval. 4. Accessibility Ramp: The applicant shall work with the Community Development
Director on a finalized design for the accessible ramp into the relocated structure. If
possible, the ramp shall be located to the side or rear of the structure. 5. Operational Standards: Any continued operation of the public assembly use operating pursuant to this Approval shall conform to the following operational standards.
a. Approved Use: The approved use is a "public assembly use" as defined by the Campbell Municipal Code and limited by the operational standards listed herein. The use of the relocated structure shall be limited to an administrative office for the Church.
b. Capacity: The public assemble use area (sanctuary) is limited to 450 seats,
consistent with previous City records (M 93-05, M 96-06, and UP 97-05).
c. Worship Services: Worship services shall be scheduled so as to not interfere with the operation of the private school on the property, which generally shall
Exhibit A - Conditions of Approval ~ 1980 Hamilton Avenue Page 2 PLN2017-406 – Conditional Use Permit
mean that services shall be held Saturdays and Sundays or in the weekday evenings. If overlapping activities result in complaints to the City, the Community Development Director shall review the schedule of on-site activities and impose restrictions as appropriate.
6. General Requirements: The property shall be maintained consistent with the following
requirements. Non-compliance with these standards shall be grounds for consideration of revocation of the Conditional Use Permit pursuant to Condition of Approval No. 7 (Revocation of Permit).
a. Property Maintenance: All exterior areas of the business free from graffiti, trash,
rubbish, posters and stickers placed on the property.
b. Outdoor Storage: No equipment or materials shall be stored outside or within the parking lot.
c. Trash & Clean Up: All trash, normal clean up, carpet cleaning, etc. shall be done
between 7:00 AM and 9:00 PM Monday through Friday.
d. On-Site Lighting: On-site lighting shall be shielded away from adjacent property in compliance with the Campbell Lighting Design Standards (CMC Sec. 21.18.090).
e. Landscape Maintenance: All landscaping shall be maintained in accordance with
the City Landscaping Requirements (CMC Ch. 21.26). Landscaped areas shall be
watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type.
f. Parking: The parking lot shall be maintained in compliance with the standards in
Campbell Municipal Code. All parking and driveway areas shall be developed and
maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. Parking shall be restricted for on-site uses only.
g. Noise: Regardless of decibel level, no noise generated from the property shall
obstruct the free use of neighboring properties so as to unreasonable interfere with the comfortable enjoyment of the adjoining properties. In the event verified complaints are received by the City regarding such noise, the Community Development Director may commence revocation proceedings, pursuant to
Condition of Approval No. 9 (Revocation of Permit).
h. Tree Protection: All protected trees shall be fenced to prevent damage to root systems in compliance with the Standards for Tree Protection During Construction. 7. Revocation of Permit: All on-site land uses are subject to Sections 21.68.020,
21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate
decision making body to modify or revoke a land use permit if it is determined that the
Exhibit A - Conditions of Approval ~ 1980 Hamilton Avenue Page 3 PLN2017-406 – Conditional Use Permit
land use(s) has become a nuisance to the City’s public health, safety or welfare or for violations of the land use permit or any standards, codes, or ordinances of the City of Campbell. The Church shall be obligated to cover the actual cost of all staff time associated with revocation proceedings. This obligation may be enforced by the City
as permitted by law.
At the discretion of the Community Development Director, if any on-site use generates three (3) verifiable complaints related to violations of conditions of approval, parking, and/or noise during a (1) year period, a public hearing before the
Planning Commission may be scheduled to consider modifying conditions of approval
or revoking the Approval. The Community Development Director may commence revocation proceedings upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. The Director may also at such time modify the operational parameters of
any approved land use to address issues affecting the public health, safety, and
welfare.
Building Division 8. Permit Required: A building permit application shall be required for the proposed
project. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit. 9. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit.
PUBLIC WORKS DEPARTMENT
10. Encroachment Permit: The applicant is strongly encouraged to move the structure directly between private properties without encroaching into Hamilton Avenue. Hamilton Avenue is a Major Arterial with very high traffic volumes. Any encroachment into the roadway will require an encroachment permit, including a comprehensive traffic
control / detour plan. Depending on the amount of time needed, working hours may be restricted to off-peak and/or late evening / early morning hours. Please also note that the existing overhead utility lines along the Hamilton Avenue frontage may limit the ability of moving the structure out to Hamilton Avenue. COUNTY FIRE DISTRICT 11. Scope of Review: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they
pertain to fire department operations, and shall not be construed as a substitute for
formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
12. Fire Alarm System: (As Noted on Sheet A-0.0) Required fire alarm system shall be
designed and installed as required in the currently adopted edition of CFC Sec, 907, as
Exhibit A - Conditions of Approval ~ 1980 Hamilton Avenue Page 4 PLN2017-406 – Conditional Use Permit
adopted and amended by the CBLMC and referenced codes and Standards, including, but not limited to, NFPA 72. 13. Water Supply Requirements: (As Noted on Sheet A-0.0) Potable water supplies shall
be protected from contamination caused by fire protection water supplies. It is the
responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance capable of
causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7.
14. Address identification: (As Noted on Sheet A-0.0) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the
fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure. Address numbers shall be maintained. [CFC Sec. 505.1]. 15. Construction Site Fire Safety: (As Noted on Sheet A-0.0) All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. [CFC Chp. 33]. 16. Buildings and Facilities Access: Approved fire apparatus access roads shall be
provided for every facility, building or portion of a building hereafter constructed or
moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1].
17. Fire Apparatus (Engine) Access Roadway Required: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside, and a
maximum slope of 15%. Surface shall be capable of supporting 75K pounds.
Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.
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Page 1 of 11 *Resource Name or #: (Assigned by recorder) 1940 Hamilton Avenue, Campbell CA 95008
P1. Other Identifier: 1940 Hamilton Avenue, Campbell CA 95008
DPR 523A (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
*P2. Location: ¨ Not for Publication x Unrestricted
*a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' Quad San Jose West, CA Date 2015 T ; R ; of of Sec ; B.M.
c. Address 1940 Hamilton Avenue City Campbell Zip 95008
UTM: (Give more than one for large and/or linear resources) Zone 10S, 37.29409°N / -121.92133°E
d. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate)
Assessor’s Parcel Number 288 24047
*P3a. Description: 1940 Hamilton Avenue is a one-story-over-raised-foundation, Folk Victorian-style building located on the south side of Hamilton
Avenue between Leigh and Phantom avenues in Campbell, California. The wood frame building has a 1,659 square foot
generally rectangular footprint and is situated at the northwest portion of a 20,000 square foot lot. The building was constructed
as a dwelling and has been converted to commercial use. All facades are clad in stucco and the building is capped with a flat-
peaked hipped roof with an intersecting front gable. All windows are contemporary replacement vinyl or painted wood-clad
vinyl unless otherwise noted.
The primary (north) façade faces onto a front yard planted with grass, and the building is accessed from the street by a
contemporary cobblestone walkway. A low wood picket fence marks the front lot line at the left and right portions of the front
yard. The primary facade (Figure 1) is asymmetrically arranged around the primary entrance, a contemporary wood door with
a fixed transom set within a shallow paneled recess. The primary entrance is sheltered by a porch which spans the right side
of the façade and is accessed from grade by a short straight concrete stair with pipe handrails. The porch has wood floorboards
and is ornamented with wood details including turned posts, scrollwork brackets, and a wood handrail with flat scrollwork
balusters (Figure 2). The porch is capped with a low-pitched hipped roof. (See Continuation Sheet.)
*P3b. Resource Attributes: (List
attributes and codes) HP3– Multiple
Family Property
*P4. Resources Present:
x Building x Structure Object
Site District Element of District
Other
P5b. Description of Photo:
Figure 1: 1940 Hamilton Avenue,
primary (north) façade, view facing
south, taken 01/07/2020 by Stacy Farr
*P6. Date Constructed/Age and
Source: x Historic Prehistoric
1889 (San Jose Mercury News,
December 1,1889)
*P7. Owner and Address:
1940 Hamilton LLC
1940 Hamilton Ave.
Campbell, CA 95008 *P8. Recorded by: Stacy Farr,
Historic Resource Consultant
3823 Clarke St., Oakland, CA 94609
*P9. Date Recorded: 02/19/2020
*P10. Survey Type: (Describe)
Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter "none.") none
*Attachments: NONE Location Map x Continuation Sheet x Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.)
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 2 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
*P3a. Description (continued):
Right of the primary entrance there is a pair of double-hung windows. Left of the primary entrance, the façade projects
outward approximately six feet and there is a large fixed window with a fixed upper lite, trimmed with simple surrounds
and ornamental wood shutters. There is a circular vented opening at the gable peak, and the gable peak and the rest of
the primary façade terminates with a compound cornice composed of a flat scalloped molding, stepped brackets
interspersed with paneled molding, and projecting eaves.
The east side façade faces onto a paved parking area, beyond which the east lot line is marked with a vertical board fence.
The raised foundation includes a wood utility box at far right and one rectangular vented opening. Fenestration at the first
floor (Figure 3) includes, from right to left, a horizontally-oriented multi-lite leaded wood window; paired double-hung
windows with decorative wood shutters; and, at left, four horizontally-oriented double-hung windows. All windows are
trimmed with simple surrounds and the majority of the façade terminates with the same compound cornice as described
at the primary (north) façade, while the far-left portion of the façade reflects a shed-roof addition at the rear (south) façade
and terminates with a slight eave overhang.
The rear (south) façade faces onto a paved parking area and a multi-car garage. The rear facade includes two additions
and is asymmetrically arranged (Figure 4). A shed-roof addition spans the width of the façade, the right side of which
includes a double-hung window and a half-glazed pedestrian entrance door. At the left half of the rear façade, a front-
gable addition projects out approximately 10 feet and includes double-hung windows at its east- and south facets. The
right side of the rear façade is spanned by a deck of dimensional lumber accessed via a short stair and a wheelchair lift.
Above the slope of the shed-roof addition, the south façade terminates with the same brackets found at the front and east
facades. The shed-roof addition terminates with a slight eave overhang with exposed rafters, and the gable-front addition
terminates with three pipe vents at the gable peak and a plain facia board and, on the sides of the addition, exposed
rafters.
The west side façade faces onto a landscaped side yard with a contemporary cobblestone paved walkway, a gravel
pathway and sitting area, planted areas, and mature trees, beyond which the west property line is marked with a vertical
board fence. At the raised foundation there is one rectangular vented opening. Fenestration at the first floor (Figure 5)
includes, from left to right, paired double-hung windows; four double-hung windows; and, at far right, one horizontally-
oriented double-hung window at the shed-roof addition and one horizontally-oriented double-hung window at the gabled
addition. The majority of the west façade terminates with the same compound cornice found at the front, east, and rear
facades, while the shed-roof and gabled additions terminate with a slight eave overhang with exposed rafters.
At the south portion of the lot, behind the dwelling, there is a one-story, multicar garage, clad in stucco and capped with a
double front-gable roof. The primary (east) façade of the garage (Figure 6) includes three vinyl roll-up auto doors, and the
façade terminates with slightly projecting gable roofs with plain fascia boards. The north façade includes a contemporary
paneled wood door at left, and two double-hung wood windows with ogee lugs, and terminates with a slight eave overhang
with exposed rafters. The rear (west) façade (Figure 7) includes three double-hung wood windows with ogee lugs, and
terminates with slightly projecting gable roofs with plain fascia boards. The south façade is flush with the south lot line,
which is marked with a vertical board fence, and was not observed during a site visit.
At the southeast portion of the lot there is a fenced-in garden, currently planted with grass, ornamental plans and mature
trees, enclosed by a low wood fence with areas of baluster that match that of the front porch, and accessed via an opening
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 3 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
framed by wood posts and a wood trellis (Figure 8). The garden also includes platforms and benches of dimensional
lumber, and walkways of contemporary cobblestone paving.
1940 Hamilton Avenue is located in a mixed residential and commercial area (Figures 9-11). East of the subject property
there are two Ranch-style dwellings on the south side of Hamilton Avenue west of Phantom Avenue, constructed c. 1960.
West of the subject property, the Expressionist-style church at 1980 Hamilton Avenue is surrounded by mature trees and
associated buildings and parking areas, which extend into the area south of the subject property. On the north side of
Hamilton Street, across from the subject property, there is a mixture of residential and commercial buildings, including the
Craftsman-style dwelling at the northwest corner of Hamilton and Norman avenues, and the Modern-style commercial
building at the northeast corner of Hamilton and Norman avenues. Overall the area reflects a broad mixture of construction
dates and architectural styles and appears unlikely to potentially qualify as a historic district for any reason.
Figure 2. Primary (north) façade, porch detail.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 4 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 3. East façade, view facing northwest.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 5 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 4. Rear (south) façade, view facing northwest.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 6 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 5. West façade, view facing northeast.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 7 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 6. Primary (east) façade of garage, view facing west.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 8 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 7. Rear (west) façade of garage, view facing southeast.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 9 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 8. Garden at southeast portion of the lot, view facing northeast.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 10 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 9. Ranch style dwellings directly east of the subject property, view facing southeast.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 11 of 11 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr Historic Resource Consulting *Date 02/19/2020 x Continuation Update
Figure 10. Expressionist-style church at 1980 Hamilton Avenue, west of the subject property, view facing west.
Figure 11. Modern-style commercial building at the northeast corner of Hamilton and Norman avenues, view facing
northeast.
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DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 2 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
*B6. Construction History (continued):
With the exception of the 1999 plumbing permit, there are no building permits on file for 1940 Hamilton Avenue at the
City of Campbell Building or Planning departments; the San Jose Building or Planning departments; the Santa Clara
County Building or Planning departments; in the Santa Clara County Archives: General index of Property Records; or in
the San Jose Building Permit Index for Physical Permits, 1920s-1940s or the Permits on Microfilm, 1940s-1980, which
are held in the collection of the California Room at the Dr. Martin Luther King, Jr. Library.
Alterations that were observed during a site visit to the property on January 7, 2020 include the following:
• Application of stucco cladding, either replacing or covering original wood cladding and associated wood
moldings at corners and windows;
• Removal of original windows at the left side of the primary (north) façade and replacement with a reconfigured
large picture window with a fixed upper lite;
• Removal of all original double-hung wood windows with ogee lugs and replacement with contemporary
painted vinyl or wood-clad vinyl double-hung windows;
• Removal of original primary entrance door and replacement with a contemporary door;
• Two rear additions, including a shed-roof addition that spans the width and almost the height of the rear
façade, and another gable-roof addition that projects out from the shed-roof addition;
• Reconfiguration of the shape of three original window openings on the east façade, from vertical to horizontal
orientation;
• Removal of some original wood porch components, including the stairs and the floor, and replacement with
concrete;
• Installation of a non-historic scalloped molding at the lower perimeter of the cornice;
• Changes to the setting including subdivision of the historic parcel from 9.75 acres to its current 0.54 acres;
associated loss of barn and agricultural use; asphalt paving at the east side of the lot; construction of a multicar
garage at the south side of the lot; and contemporary landscaping and paving at the north side of the lot, in
front of the building.
Additionally, while interiors of privately-owned buildings are not subject to historic evaluation, the property was
constructed as a single-family dwelling and has been extensively renovated at the interior for use as a multi-office
commercial building.
*B10. Significance (continued):
Following the change of governmental control from Spain to Mexico in 1822, missions were secularized and vast swaths
of land were granted to private landholders in an effort to stimulate colonization. Thirty-eight land grants were issued
between 1833 and 1846 in the Santa Clara Valley, including three within the boundaries of what is today Campbell
(Archives and Architecture, 3). Each land grant, or rancho, included a small settlement composed of the main rancho
residence, laborers’ housing, cattle corrals, a grist mill, tannery, and other utilitarian buildings, and was surrounded by
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 3 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
vineyards, cultivated fields, and grazing land. In the late 1820s, immigration increased, and foreigners started to settle
in California, often marrying into the families of local landholders. By 1835, of the 700 people who lived in the pueblo
of San Jose, 40 were foreigners, mainly Americans and Englishmen (Archives and Architecture, 4). The first overland
American settlers arrived in California in 1841 and by 1845 the population of the San Jose area had increased to 900.
New settlers established various types of industries and stores, and shifted the character of the area from a small
Mexican village to a bustling American town. In 1846 California was occupied by American military forces and Mexican
rule came to an end.
William and Agnes Campbell arrived from Missouri to the Santa Clara Valley in 1846, with their family of nine, including
19-year old son Benjamin Campbell. William Campbell surveyed the cities of San Jose and Santa Clara in 1847,
establishing an urban framework that replaced the earlier rancho model and shaped future residential and commercial
development. San Jose was on the southern route to the Sierra Nevada mountains and developed rapidly after gold
was discovered there in 1848. Many prospectors, arriving hopeful from the East Coast and Europe and finding no gold
in the mountains, settled in the Santa Clara Valley and developed lucrative agricultural and industrial sites.
In 1851, Benjamin Campbell bought 160 acres and planted it with hay and grain: this acreage later became Campbell’s
central downtown area. Hay and grain were massively profitable crops, as they supplied the cattle and dairy industry,
which remained dominant in the valley from the 1850 through the 1890s. (Archives and Architecture, 7). Benjamin
Campbell married his wife Mary in Missouri in the fall of 1851, and returned to California with a wagon train of 36 adults
and children, all related by marriage or birth: most of this party settled what is now the City of Campbell, including John
Bland, Peter Keith, Archibald Johnson, Zeri Hamilton, A. M. and J. B. Hess, and N. H. Hicks.
Transportation, both for people and saleable goods, increased during these decades, as what is now Winchester
Boulevard was declared a public road in 1850, Bascom Avenue to Santa Cruz was surveyed in 1856, the railroad line
between San Francisco and San Jose was completed in 1864, and the line connecting San Jose to Niles and the
Transcontinental railroad was completed in 1869. In 1877, Benjamin Campbell granted South Pacific Coast Railroad
Company right of way through his property for a rail line that connected San Jose and Santa Cruz. Anticipating the
development of a thriving town, Benjamin and Mary Campbell subdivided their property and laid out the town of
Campbell in 1885. In 1886, a rail stop station was constructed near the Campbell family’s ranch house, and in 1888 the
Campbells began selling residential lots. While as devout Methodists, the Campbells required the new town be free of
saloons, by 1895 the settlement of Campbell had become a thriving village (Archives and Architecture, 10).
Horticulture had been present in the Santa Clara Valley since the 1850s, and in the 1880s much of Campbell was planted
with orchards and vineyards. These crops were dried, packed, and later canned in early industrial facilities, the largest
of which included the J.C. Ainsley Packing Company, Hyde Cannery, and Payne Cannery. Campbells Station was integral
in the shipping and distribution of these products. Cooperative facilities for production such as the Campbell Fruit
Growers’ Union also developed during these decades. As wheat was replaced by horticultural products, large farms
were subdivided into smaller 10- and 20-acre orchards, often at high profit, leading to increased density of settlement
in the Campbell area. Residential settlement and rail transportation increased during these decades as well, with the
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 4 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Interurban Railroad establishing a line from San Jose through Campbell to Los Gatos in 1905 (Archives and Architecture,
10). Automobile travel increased after the turn of the twentieth century, and trucks became an important part of the
horticulture industry, both in production and distribution. Additional amenities, both municipal and private, were
established including water, electrical, and telephone service. By 1918, Campbell boasted a newspaper, bank, hotel,
markets, shops, and specialty shops (Archives and Architecture, 11).
Following World War I, the population of Campbell continued to grow, and many orchards and vineyards were replaced
by residential developments. This effect was even more dramatic during World War II, as thousands of military
personnel traveled through the San Francisco Bay Area on route to the Pacific front. After the War, a huge new influx
of residents arrived to work on contracts for the defense department, aerospace engineering, and other high-tech
industries. in the second half of the twentieth century. Campbell was officially incorporated as a city in 1952, and
between 1950 and 1975, the population of Santa Clara county exploded form 95,000 to over 500,000 (Archives and
Architecture, 12). At Stanford University and other defense industry firms in the Santa Clara area, advancements
associated with the war effort laid the groundwork for the development of the technology industry that shifted the
Santa Clara Valley to “Silicon Valley.” As the horticulture industry waned, most of Campbell’s remaining orchard land
was sold and replaced by business and research parks and housing developments. The canneries that historically
packaged the valley’s fresh fruit were also demolished during this era, and Campbell has grown from a small farming
center to a progressive community with a population of over 38,000.
Site History
Prior to construction of the subject property, the area where the subject property was later constructed (“subject
site”) was first owned by Zeri Hamilton, who arrived in California in 1851 and took possession of a homestead site
described as “on what is now known as the Meridian road, near the eastern terminus of Hamilton Avenue, two and
one-half miles southwest of San Jose” (Foote, 463). (Biographical information about all known owners of the subject
site and subject property is included in the following section of this report.) The Zeri Hamilton Partition was established
several years after Zeri Hamilton’s death in 1871 and spanned the north and south side of Hamilton Avenue, east of
what is now Leigh Avenue and east and west of Meridian Avenue (Figure 1). Research has not uncovered any evidence
that Zeri Hamilton or his family developed the subject site in any way, although it is possible the subject site was used
for agricultural purposes during this era.
On January 31, 1882, Zeri Hamilton’s son David A. Hamilton sold an “about 10 acres” lot of the Hamilton tract to William
F. Groves for $1,450 (“Real Estate Transactions,” San Jose Herald, January 31, 1882). Groves’ ownership of the subject
site is depicted in an 1888 map of Santa Clara County, with the full historic boundaries of the 9.75 acre squared site
bounded by Hamilton Avenue at the north, what is today Leigh Avenue at the west, what is today Phantom Avenue at
the east, and a southerly line approximately 650 feet south of Hamilton Avenue (Figure 2).
Groves and his wife Agnes may have lived at a temporary building at the subject site after they purchased it in 1882,
or they may have lived elsewhere for several years while Groves planted an apricot orchard on the parcel, the fruits
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 5 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
of which Groves was selling by 1887 (“Local Brevities,” San Jose Mercury News, August 11, 1887). The December
1,1889 edition of the San Jose Mercury News announced the completed construction of “the new and lovely
residence of W. F Groves, on Hamilton Avenue near the Willows.” While research has not uncovered original building
permits or other documentation that would conclusively date the subject property’s date of construction, based on
the architectural style of the house and information gathered through newspaper research, it appears strongly likely
that the subject property is the house described in this 1889 announcement. An 1899 map of Santa Clara County
records the footprint of two structures at the subject site, likely the subject property and a barn, located southeast
of the subject property (Figure 3).
Research has not uncovered any historic photographs of the subject property that would provide conclusive
information about the property’s historic appearance. Despite the establishment in 1905 of an interurban railroad
line that travelled from San Jose along Hamilton Avenue through Campbell to Los Gatos, the 1915 Sanborn Fire
Insurance Map did not record the area of Hamilton Avenue west of Meridian Avenue in detail, indicating that the area
was not developed to a degree that warranted mapping for fire insurance purposes.
An aerial photograph taken by Fairchild Photography in 1931 is the earliest image available of the subject property
(Figure 4). While the resolution of the photograph does not provide much specific information about the subject
property, the photograph shows the 9.75-acre site fully planted with orchard trees, and a barn and several
outbuildings located southeast of the house. There was also a U-shaped driveway in front of the house. More
broadly, the 1931 photograph shows the subject property surrounded by similar agricultural properties, including
houses, barns, outbuildings, and orchards.
An aerial photograph taken by the United States Geological Service (USGS) in 1948 has higher resolution and
provides additional information about the subject property that year (Figure 5). As in 1931, the 1948 photograph
shows the 9.75-acre site fully planted with orchard trees, and the barn and outbuildings still located southeast of
the house. The U-shaped driveway is still visible in front of the house. A one-car garage had been constructed behind
the house, which is still in place but has been expanded. The photograph also suggests a volume at the east façade,
close to the back of the house: this area currently includes non-historic, horizontally-oriented windows, which may
have been installed when this volume was removed. More broadly, the 1948 photograph shows the subject property
was largely still surrounded by similar agricultural properties and orchards, although residential development had
increased east of the subject property, and new streets including Norman and Grace avenues had been constructed.
Despite ongoing increased development, Hamilton Avenue where the subject property is located was not recorded
on the 1950 Sanborn Fire Insurance Map. A survey map of the subject property drawn by Santa Clara County Civil
Engineer Frank E. Pisano in August of 1953 provides some information about the subject property that year (Figure 6).
While Onofrio Sciortino appears to have continued to own the full 9.75-acre site, the .54-acre site that now
encompasses the whole of the subject site was divided out from the larger site. Widening of Hamilton Avenue by 30
feet appears to have eliminated much of the property’s front lawn. Also by this year, Phantom Avenue was in place,
precipitating the construction within the following few years of dwellings alongside what had been the east
perimeter of the 9.75-acre parcel. According to the “History” section of the website of the First Congregational
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 6 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Church of San Jose, located directly west of the subject property, the church purchased its current site in 1953,
suggesting that Onofrio Sciortino sold the majority of the historic 9.75-acre parcel to the church shortly after the
survey map was drawn. Both Onofrio Sciortino and his brother Carmelo had farmed the orchard at the subject
property: it appears that the brothers, both in their sixties by 1953, decided to sell off the majority of their
landholdings, likely to support themselves and their sister in their old age, and provide financial support for the
younger generations of their family.
An aerial photograph taken by the United States Geological Service (USGS) in 1960 shows the dramatic changes to
the subject site as a result of the sale of most of the historic 9.75-acre site (Figure 7). In addition to reflecting its
current .54-acre size, the subject property appears by 1960 to have the footprint it retains today, including the gable
roof addition at the rear (south) façade, and without the volume at the east façade that was visible in the 1948
photograph. The garage had been expanded to the double-gabled roof footprint it retains today, and was accessed
via a paved driveway east of the house, with the remainder of the east side of the lot unpaved. The U-shaped
driveway in front of the house was still in place, despite the widening of Hamilton Avenue in the 1950s. On the land
that had been historically part of the 9.75-acre subject site, west of the subject property, the classroom wings and
fellowship hall of the First Congregational Church were complete, although a portion of the property surrounding
that building remained planted with orchard trees. East of the subject property, ranch-style houses had been
constructed along Hamilton and Phantom avenues. More broadly, the 1960 photograph shows some agricultural
properties and orchards remained, but the area was largely developed by this year with single family residential
buildings.
An aerial photograph taken by the United States Geological Service (USGS) in 1968 shows the subject property
unchanged from the 1960 photograph, with the exception of maturation of trees and the installation of a fence at
the west property line (Figure 8). On the land that had been historically part of the 9.75 acre subject site, the First
Congregational Church had constructed its dramatic Expressionist sanctuary in 1966, and paved a parking area
behind the subject property and an access driveway directly west of the subject property. More broadly, the 1968
photograph shows that all of the agricultural properties and orchards that had once characterized this area had been
removed and replaced by residential and commercial development.
An aerial photograph taken by the United States Geological Service (USGS) in 1981 shows the subject property
unchanged from the 1968 photograph, with the exception of maturation of trees (Figure 9). More broadly, the 1981
photograph shows no notable changes to the surrounding area, which was completely characterized by this time by
residential and commercial development.
The subject property was recorded on a State of California DPR A form in 1999, as part of a survey inventory for the
City of Campbell (Dill, 1999). The photograph of the subject property shows alteration that remain in place, including
stucco cladding, reconfigured windows at the left side of the primary (north) façade, and several horizontally-
oriented windows at the east façade (Figure 10). The U-shaped driveway remained in place, and the east side of the
lot appears to have remained unpaved beyond a driveway that provided access to the rear of the lot. The 1999
photograph shows a flat-roof structure in the back yard of the house which is not discernable in earlier aerial
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page Page 7 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
photographs and is no longer present at the property: no additional information about this structure is available.
The text of the 1999 DPR form notes alterations to the property including stucco finish over earlier wood siding;
alterations to the primary front window to include a single fixed picture window with a five-lite transom (since
removed and replaced with a single-lite transom); an addition to the rear façade; and modifications to the site. The
DPR form concludes that the “while the original fabric of the structure is generally intact, the visual integrity is partly
compromised due to the stucco cladding, window changes, and the character of the site” (Dill, 1999).
One permit for work at the subject property is on file with San Jose Building Department, for installation of two clean
out lines to the main sewer lateral (San Jose Permit No. P9950552, issued January 8, 1999). The permit was issued to
property owner Dorothy Oliviere, and the property was described as a single-family dwelling.
Research has not uncovered any historic photographs of the subject property that would provide conclusive
information about the property’s historic appearance. Based on the property’s date of construction, its architectural
style, and a comparison with other well-preserved residential properties constructed in Campbell around the same
era, it can be inferred that the subject property was originally clad in wood, most likely horizontal wood clapboard
or flush board-and-batten, with vertical corner moldings, and may have included plain or shaped wood shingles in
the gable peak at the primary (north) facade. All of the building’s original windows were most likely vertically-
oriented, double-hung wood windows with ogee lugs, indicating that the large fixed window with a fixed upper lite
at the left side of the primary (north façade), potentially the horizontally-oriented multi-lite leaded wood window at
the right side of the east façade, and the smaller, horizontally-oriented double-hung windows at the left side of the
east façade, the right side of the west façade, and the rear (south) facade, are not original. Additionally, while small,
shed-roof volumes were a common feature of Folk Victorian-style buildings constructed prior to 1900, and usually
included a kitchen and/or bathroom, the shed-roof volume at the rear (south) façade of the subject property is larger
(in height and width) than was historically common, and the gable-front addition was constructed between 1948
and 1960, based on aerial photographic evidence. Finally, some historic features of the subject property have been
replaced by non-historic materials, including the concrete steps to the porch and porch floor, vinyl or painted wood-
clad vinyl windows, and flat scalloped molding at the cornice, which may mimic the presence of an older molding
but appears to date from the mid-twentieth century and was potentially installed when the stucco cladding was
applied. Changes to the setting have been detailed in the preceding narrative, and include a reduction of the size of
the historic parcel from 9.75 to .54 acres; loss of the property’s historic barn, outbuildings, and orchard;
reconfiguration of the front yard from a U-shaped driveway to its current contemporary landscaping; paving of the
east side of the lot; and construction of a multi-car garage behind the house. Additionally, the use of the subject
property has changed from a single-family dwelling to a multi-office commercial building.
Owners and Occupants
Zeri and Jane Hamilton – owners of subject site prior to construction of subject property, 1851-1882
The first known owner of the subject site was Zeri Hamilton, who traveled from Missouri to California in 1851 with
his wife Jane as part of Benjamin Campbell’s wagon train (Foote, 463). Upon arrival in the Santa Clara Valley, the family
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 8 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
took possession of a homestead site described as “on what is now known as the Meridian road, near the eastern
terminus of Hamilton Avenue, two and one-half miles southwest of San Jose.” They constructed a home immediately
upon arrival that had been originally constructed in Maine and shipped around Cape Horn (Ibid.) The Hamiltons had
nine children, and, following Zeri Hamilton’s death in 1871, Jane Hamilton fought a protracted legal battle over land
rights to the family’s homestead, eventually receiving a decree of the Secretary of the Interior to get the title to the
property confirmed to her children (Ibid.). The resulting subdivision was called the Zeri Hamilton Partition and spanned
the north and south side of Hamilton Avenue, east of what is now Leigh Avenue and east and west of Meridian Avenue
(see Figure 1). Parcels in the Hamilton Partition were mostly sold by the children of Zeri and Jane Hamilton. Jane
Hamilton died in 1895 (“A Pioneer Dead,” San Jose Herald, November 1, 1895). It does not appear that the Hamilton
family constructed any buildings at the subject site during the time that they owned it, although the area may have
been in agricultural use at that time.
William F. Groves and Agnes Groves – owners, 1882-c.1898; constructed subject property in 1889
On January 31, 1882, David A. Hamilton sold an “about 10 acres” lot of the Hamilton tract to William F. Groves for
$1,450 (“Real Estate Transactions,” San Jose Herald, January 31, 1882). William F. Groves was born in Ireland c. 1844
and immigrated to the United States in 1866 (U.S., Find A Grave Index, 1600s-Current; 1910 U. S. Federal Census). In
1874 he married Agnes Finley in Santa Clara County (California, County Birth, Marriage, and Death Records, 1849-
1980 for William Groves). Agnes was also born in Ireland, in 1852 (1880 U. S Federal Census). The couple had no
children. Like many others in the area, William F. Groves was a fruit grower: a small announcement in the San Jose
Mercury News on August 11, 1887 states that the staff of the paper was, “indebted to W. F. Groves for a box of
Moorpark apricots, as large and fine as ever the longing eye of a man looked upon. They are of the first cop, the trees
being three years old. The ranch is on Hamilton Avenue” (“Local Brevities,” San Jose Mercury News, August 11, 1887).
An 1888 map shows W. Groves as the owner of a 9.75 acre site where the subject property is now located (see Figure
2).
The December 1, 1889 edition of the San Jose Mercury News announced the completed construction of “the new
and lovely residence of W. F Groves, on Hamilton Avenue near the Willows [historic name of the area near the
intersection of Hamilton and Meridian avenues].” The short article describes a festive Thanksgiving and
housewarming party in the new home hosted by Mr. and Mrs. Groves and attended by about a dozen area residents.
While research has not uncovered original building permits or other documentation that would conclusive date the
subject property’s date of construction, based on the architectural style of the house and the information gathered
through newspaper research, it appears strongly likely that the subject property is the house described in this 1889
housewarming announcement. W. F. Groves was listed as a fruit dealer in the 1890 and 1891 San Jose City
Directories, residing on Hamilton Avenue.
In March of 1894, the Groves’ fates turned sour: Agnes filed for divorce on the grounds of adultery, and William F.
Groves was accused of attempted murder against a former employee at Groves’ Hamilton Avenue ranch who was
set to testify in the divorce proceedings (“He Shot to Kill,” San Jose Herald, March 12, 1894). Groves does not appear
to have been convicted, and the outcome of the divorce proceedings was not uncovered through research. However,
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on November 4, 1895, William F. Groves sold property to Agnes Groves for $2,000 and later that year petitioned to
be employed as a fire department engineer, suggesting that he intended to leave his apricot ranch, the subject
property, and his marriage behind (San Jose Herald, November 4, 1895; Ibid, December 10, 1895). William F. Groves
moved into downtown San Jose and worked as an engineer for the last years of his life: he died in San Jose in 1912
(William Groves in the California, Death Index, 1905-1939). Research has not uncovered any additional information
about Agnes Groves.
Charles C. Cragin and Alice E. and Albert T. Cragin – owners and occupants, 1899-c.1913
Although research has not uncovered the exact date Agnes Groves sold the subject property, in 1899 Charles C.
Cragin was listed in the San Jose City Directory residing on Hamilton Avenue near Leigh Avenue. Charles Chester
Cragin was born in 1842 in Providence, R. I. and was educated at Brown University and later Beloit College in
Wisconsin (“Rev. C. C. Cragin Called by Death,” [Santa Rosa] Press Democrat, August 31, 1917). Following military
service in the Civil War, he was called to ministry at a number of large Congregational churches around the United
States. Prior to moving to the subject property, Charles C. Cragin lived in Solano County with his wife Hannah and
children Alice, born 1874, and Albert, born 1884 (1900 U. S. Federal Census).
Rev. Charles C. Cragin and his family lived at the subject property for about six years, during which time he was listed
in City Directories as both a minister and an orchardist. His wife Hannah died in 1905, after which Charles C. Cragin
moved to Sonoma to serve as the pastor of the Congregational church (California, Death and Burial Records from
Select Counties, 1873-1987 for Hannah E. Cragin).
Alice and Albert Cragin continued to live at the subject property after their father’s move to Sonoma. Alice Cragin,
who graduated Stanford University, worked as a teacher, and Albert Cragin farmed the orchard on the subject site.
The 1910 U. S. Federal Census described Alice and Albert Cragin as both single, and Alice was no longer teaching.
Albert T. Cragin died in April of 1911, and his ownership stake in the subject property, still a 9.75 acre parcel
described as the north half of lot 7 of the Hamilton Partition, transferred to his father and sister (Albert T. Cragin in
the California, Death Index, 1905-1939; San Jose Mercury News, April 23, 1911). Alice E. Cragin died in June of 1912
after a protracted illness (“Miss Alice E. Cragin was Buried Yesterday,” San Jose Mercury News, June 19, 1912). At
the time of her death, Charles C. Cragin had returned to live at the subject property and worked as the pastor of the
Congregational church in Sunol. Following Alice E. Cragin’s death, her share of ownership of the subject property
transferred to her father (San Jose Mercury News, June 23, 1912). Charles C. Cragin retired from ministry shortly
after Alice’s death, and moved to Santa Rosa. He died in 1917 while visiting his brother in Washington ([Santa Rosa]
Press Democrat, August 31, 1917).
Although research has not uncovered the exact date that Charles C. Cragin sold the subject property, real estate
advertisements published between 1908 and 1913 suggest that portions of the 9.75 acre site historically identified
as the north portion of Lot 7 of the Hamilton Partition may have been sold in smaller parcels.
Research has not uncovered the owners or occupants of the subject property for the eight years between Cragin’s
death in 1917 and 1925. The San Jose City Directories published during these years do not include street numbers
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for residents on Hamilton Avenue. Likewise, the U. S. Federal Census for 1920 does not include street numbers for
residents on Hamilton Avenue: an attempt to cross-reference the names of residents on Hamilton Avenue between
Johnson (now Bascom) Avenue and Meridian Avenue in the 1920 census with the City Directory of that year and
local newspaper archives uncovered no conclusive information. Similarly, a broad search of local newspaper archives
for sale information for the parcel or residents associated with Rural Route 1, Box 334 (a known historic address of
the subject property), uncovered no conclusive information. Finally, neither the City of Campbell, the City of San
Jose, or the County of Santa Clara holds any historic building permits that would provide information on owners or
occupants of the property during these years.
Harry M. and Susie Richmond – occupants, c. 1925-1939
Starting in about 1925, the subject property was rented by Harry M. Richmond (1925 San Jose City Directory). Harry
M. Richmond was born in Illinois in 1869. By 1917 he had moved to San Jose and was married to Susie Richmond.
The 1930 U. S. Federal Census describes Harry M. Richmond as a 60-year-old orchard farmer renting the subject
property with his wife Susie Richmond (the subject property is unaddressed, but listed as the first residence east of
Leigh Avenue; the Richmonds’ residency at the subject property was confirmed through cross-referencing City
Directories). The Richmonds remained at the property through 1939, which was addressed in the City Directories
during those years as “RR 1, Box 334.” By 1940, Harry M. and Susie Richmond had moved to Humboldt County (1940
U. S. Federal Census).
Onofrio and Carmelo Sciortino and Vicenza Oliviere – owners and occupants (including descendants), c. 1939-2013
The Sciortino family moved to the subject property between 1939 and 1942, and they retained ownership of the
property through the remainder of the historic era (ie, more than 50 years ago) until 2013, then the property was
purchased by the current owner. Onofrio Sciortino was born in Bagheria (Sicily), Italy in 1891 and immigrated to the
United States in 1907 (“Sciortino,” San Francisco Examiner, September 13, 1959; 1930 U. S. Federal Census). He was
followed by his older brother Carmelo Sciortino in 1909, and younger sister Vicenza Oliviere in 1910: Vicenza brought
a daughter Mary with her from Italy, and had two more daughters, Rose and Dorothy, after she arrived in the U. S.
(1930 U. S. Federal Census). The Sciortino family arrived in California around 1919, and by 1930 lived in San Jose at
a property they owned on Willow Street, where Carmelo and Onofrio ran a grocery store and Vicenza, who was
widowed, raised her three children. Through the 1930s, the brothers operated a bakery, also on Willow Street,
described in the City Directory as Sciortino Brothers bakery and later as the Italian American Bakery.
Both Carmelo and Onofrio Sciortino registered for the draft in 1942 and listed the subject property as their home,
at that time addressed as Hamilton/Rural Route 1, Box 334. Neither man was married. Onofrio Sciortino described
himself as self-employed at the Livermore Cheese Factory on Holly Drive in Tracy, California. Carmelo Sciortino
described himself as self-employed at the subject property, suggesting that he farmed the land.
In 1953, First Congregational Church of San Jose purchased the land directly west of the subject property,
presumably from Onofrio Sciortino, who was listed as the owner of that land on a 1953 survey map drawn by Santa
Clara County (www.first ccsj.org ; see Figure 6). Based on map research laid out in the previous section of this report,
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it appears that Onofrio and Carmelo Sciortino, both in their sixties by 1953, decided to sell off the majority of their
landholdings, likely to support themselves and their sister in their old age, and provide financial support for the
younger generations of their family.
Carmelo Sciortino died in 1955, and Onofrio Sciortino died in 1959 (California, Death Index, 1940-1997; Carew & English,
Inc., 1959). After their deaths, Vicenza Oliviere continued to live at the subject property with her daughters Rose and
Dorothy Oliviere, her daughter and son-in-law and John B. and Mary A. Tripoli, and her grandchildren Peter, Vincent,
and Johnny Tripoli (Carew & English, Inc., 1959). On June 3, 1961, Vicenza Oliviere conveyed a portion of the subject
lot to Santa Clara County, presumably for road widening.
While research has not uncovered when Vicenza Oliviere died, she lived at the subject property through at least
1977 (1977 Pacific Telephone Street Address and Telephone Directories). Ownership of the subject property passed
to her daughters prior to 1996: in January of that year, Rose Marie and Dorothy Ann Oliviere granted the property
to the Rose M. and Dorothy A. Oliviere Living Trust. In 1999 the subject property was owned by Rose Oliviere (Dill,
1999). Ownership passed to a third generation of the family in January of 2007 when the John O. Tripoli Trust and Rose
M. Oliviere Trust transferred ownership of the subject property to John O. and Peter C. Tripoli. On June 27, 2013,
John O. Tripoli and the Peter C. Tripoli Trust sold the subject property to current owner 1940 Hamilton LLC (Santa
Clara County Assessor).
Style: Folk Victorian
1940 Hamilton Avenue is designed in the Folk Victorian style. As described by architectural historian Virginia Savage
McAlester, the development of national rail transportation after 1850 led to standardization of previously-diverse
regional building traditions, and once dimensional lumber could be easily moved along rail routes, wooden dwellings
with light balloon or braced framing covered by wood sheathing became nearly ubiquitous in American housing
(McAlester, 135). A ready supply of redwood enabled Bay Area builders and architects to push the boundaries of
Victorian architectural styles including Italianate, Stick/Eastlake and Queen Anne, which are characterized by
picturesque massing and extensive use of wood ornament. However, the Folk Victorian style developed concurrently
in the last decades of the nineteenth century, starting in about 1870, as a lower-cost alternative to these larger and
more elaborate Victorian styles. The Folk Victorian style was a good match for the rapidly growing residential population
in the Bay Area, as it was small, inexpensive to build, and widely adaptable, due to the availability of mass-produced
wood ornament.
Folk Victorian style buildings are characterized by their small size and simple massing. They are usually one story in
height with a square or rectangular footprint and a gable or hipped roof. Cladding is wood clapboard or board-and-
batten, although wood shingles were also used. “Victorian” detailing is then applied to this “folk” structure. Folk
Victorian buildings can have a symmetrical or asymmetrical primary façade, and asymmetrical examples generally
include a front-facing gable. Almost all examples will have a single-story front porch, which is generally the focal point
for decorative wood ornament including turned and/or chamfered posts and balusters, spindlework, and intricately cut
spandrels, friezes, and decorative brackets. The cornice, overhanging eaves, and gable-ends are trimmed with bands of
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decorative millwork. Windows are generally undivided double-hung wood, and window and door moldings are
restrained and usually limited to a simple header pediment. Folk Victorian style buildings can sometimes include
elements also found in larger Italianate and Queen Anne style buildings, such as patterned wood shingles in gable-
peaks, canted or squared bay windows, and divided lite windows.
Folk Victorian style buildings are sometimes described as working-class versions of the Italianate, Stick/Eastlake, and
Queen Anne Victorian styles designed by architects for wealthier homeowners. The style’s popularity began to wane
by 1910, when other small house styles such as Craftsman and Neoclassical Bungalows began to emerge.
Evaluation of Significance: California Register
The California Register is the authoritative guide to significant architectural, archaeological, and historical resources in
the State of California. The evaluation criteria used by the California Register are closely based on those developed by
the National Park Service for the National Register. In order to be eligible for listing in the California Register a property
must be demonstrated to be significant under one or more of the following criteria:
Criterion 1 (Event): Resources that are associated with events that have made a significant contribution to the
broad patterns of local or regional history, or the cultural heritage of California or the United States.
Criterion 2 (Person): Resources that are associated with the lives of persons important to local, California, or
national history.
Criterion 3 (Design/Construction): Resources that embody the distinctive characteristics of a type, period,
region, or method of construction, or represent the work of a master, or possess high artistic values.
Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield
information important to the prehistory or history of the local area, California or the nation.
Criterion 1 (Event): Research has not uncovered any association between the subject property and any specific,
discrete significant events. Regarding significant patterns of events, the subject property appears through research
to have been constructed in 1889 and was therefore not part of the earliest settlement of this general area, which
took place between 1851 and 1871 and was done by Zeri Hamilton and his immediate family. The subject property
appears to have been constructed as the residence of William F. Groves and his wife Agnes; Groves either planted
or acquired an apricot orchard through purchase of the subject site in 1882, which historically encompassed 9.75
acres. Horticulture had been present in the Santa Clara Valley since the 1850s, and in the 1880s much of Campbell
was planted with orchards and vineyards that were smaller in size – often between 10 and 20 acres – than earlier
agricultural holdings and homesteads. Groves appears to have been a participant in this trend towards smaller-scale
horticultural production, but research does not indicate that his orchard – or its associated residential property –
were particularly early or otherwise influential in the development of the area. Additionally, the residential property
alone would not be able to convey the historic character of the horticultural development in the area, as these
properties were characterized by the presence of a complex of buildings, usually including a farmhouse, barn(s),
equipment shed(s), drying yards, and in some cases fruit processing buildings, none of which, besides the residence,
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remain at the subject property (Archives and Architecture, 16). Nor does the subject property appear to have been
associated with any later historically significant patterns of events that characterize the development of Campbell,
such as urban development or post-War residential and industrial expansion. For these reasons, 1940 Hamilton
Avenue is not associated with any events or patterns of events that have made a significant contribution to local or
regional history and is not eligible for the California Register under Criterion 1 (Event).
Criterion 2 (Person): Research has not uncovered any association between the subject property and persons that
have played a significant role in local, state, or national history. Although the subject site was first owned by Zeri
Hamilton, who was influential in the early development of the area of Campbell around the subject property, as
previously introduced, research does not indicate that Hamilton or his immediate family developed the subject
property beyond potentially using it for agricultural purposes. William F. Groves and his wife Agnes Groves, who
constructed the subject property and farmed the subject site, do not appear to have made any contributions to the
development of Campbell or the broader area; additionally, they lived at the subject property for only about five
years before the dissolution of their marriage, moving away, and sale of the property. Next owner Charles C. Cragin
was a Congregationalist minister who moved around to several congregations during the time that he owned the
subject property, and does not appear to have been a significant figure in the religious development of Campbell.
(According to the “History” section of the website of the First Congregational Church of San Jose, located directly
west of the subject property, the church purchased its current site in 1953; research does not indicate that there is
any connection between Cragin’s ownership of the subject property, which ended c. 1913, and the current location
of the First Congregational Church of San Jose. [www.first ccsj.org,]) Cragin’s children Alice and Albert likewise do
not appear to have made any historically significant contributions to the development of Campbell or the broader
area. Likewise, later occupants and owners including Harry M. and Susie Richmond and, after 1942, the
Sciortino/Oliviere family, do not appear to have made any historically significant contributions to the development
of Campbell or the broader area. For these reasons, 1940 Hamilton Avenue is not eligible for the California Register
under Criterion 2 (Persons).
Criterion 3 (Design/Construction): 1940 Hamilton Avenue appears through research to have been constructed in
1889, and is designed in the Folk Victorian style. The property includes some of the distinctive characteristics of this
style, including relatively small size, one-story height, and simple rectangular massing; an asymmetrical primary façade
with a front-facing gable; a single-story front porch with decorative wood ornament including turned posts, scrollwork
brackets, and a wood handrail with flat scrollwork balusters; bands of decorative millwork at the cornice, including
stepped brackets interspersed with paneled molding; and vertically-oriented double-hung windows. However, the
property lacks other distinctive characteristics of this style, either through original design choices, such as the use of a
flat-peaked hipped roof rather than a gable or hipped roof, or, more prevalently through alterations, such as the
removal or covering of original wood clapboard or board-and-batten siding, including vertical corner and window
moldings and replacement with stucco cladding; removal of the original windows at the left side of the primary (north)
façade, which were likely paired vertically-oriented double-hung windows or may have been a canted bay window, and
replacement with a single large fixed window with a fixed upper lite; removal of some original vertically-oriented
double-hung windows on the east façade and installation of smaller, horizontally-oriented fixed and double-hung
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windows; removal of the original wood material of all vertically-oriented double-hung windows with ogee lugs and
replacement with vinyl or painted wood-clad vinyl double-hung windows; removal of the original primary entry door
and replacement with a contemporary door; installation of a construction of a large shed-roof addition and a gabled
addition at the rear (south) façade; alterations to the window surrounds, likely in the process of installing stucco
cladding; and application of an ahistoric band of flat scalloped molding at the cornice, also likely in the process of
installing stucco cladding. Additionally, the historically agricultural setting of the property has been significantly altered,
through the reduction of the original size of the subject site, loss of the property’s historic barn and orchards,
construction of adjacent properties, paving at the east side of the subject property, and removal of the original U-
shaped driveway in front of the house and replacement with contemporary landscaping. Overall, while the subject
property retains some characteristics of the Folk Victorian style, a variety of alterations have diluted its ability to
accurately convey its original appearance and the property does not embody the distinctive characteristics of the Folk
Victorian style to a degree that it would be eligible for the California Register. If this property were the sole remaining
example of this style in Campbell, it is possible that despite alterations, it could still be historically significant, but there
are several other properties in Campbell constructed around the same era that retain a greater degree of material
integrity and are able to convey the Folk Victorian style, including 142 N. Central Avenue (b. 1895), 599 El Patio Drive
(b. 1896), and 77 S. 1st Street (b. 1894). While research has not uncovered any architect or builder associated with the
property it is not likely to be the work of a master architect, as Folk Victorian style houses were generally built for
working-class persons, either by the owners themselves or by builders, using widely available plans and mass-produced
wood ornament. Additionally, due to its modest architectural style and aforementioned alterations, the property does
not possess high artistic values. For these reasons, 1940 Hamilton Avenue is not eligible for the California Register under
Criterion 3 (Design/Construction).
Criterion 4 (Information Potential): Evaluation of 1940 Hamilton Avenue under Criterion 4 (Information Potential) is
beyond the scope of this report. This criterion is generally applied to sites of potential archeological importance.
Evaluation of Significance: City of Campbell Structure of Merit
Within the City of Campbell, a resource will be eligible as a Structure of Merit if it does conform with the following
Designation Criteria:
Criterion A. The proposed resource is associated with events that have made an important contribution to the
broad patterns of our history or cultural heritage;
Criterion B. The proposed resource is associated with the lives of persons important to our history;
Criterion C. The proposed resource yields, or has the potential to yield, information important to our prehistory
or history;
Criterion D. The proposed resource embodies the distinctive characteristics of a type, architectural style,
period, or method of construction;
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Criterion E. The proposed resource represents the work of a notable architect, designer, engineer, or builder;
Criterion F. The proposed resource possesses significant artistic value or materially benefits the historic
character of the neighborhood, community, or city.
Criterion A. 1940 Hamilton Avenue appears through research to have been constructed in 1889 as the residence of
William F. Groves and his wife Agnes. Groves was an orchardist who purchased the 9.75 acre site which historically
encompassed the subject site from David A. Hamilton in 1882. The parcel was part of the Hamilton Partition, the
subdivided homestead of Zeri Hamilton, one of the first settlers in the area. In this way, the subject site is associated
with the period in which large farms, usually farming wheat, were subdivided into smaller 10- and 20-acre orchards,
leading to increased density of settlement in the Campbell area. However, as detailed in the City of Campbell historic
context statement prepared by Archives and Architecture, these new subdivided farms were characterized by the
presence of a complex of buildings, usually including a farmhouse, barn(s), equipment shed(s), drying yards, and in
some cases fruit processing buildings (Archives and Architecture, 16). Over the course of the past 70 years, the subject
site has been completely denuded of its historic horticultural uses and all of the buildings and structures and objects
(such as fruit trees) that would enable the property to convey its historic use. Solely the residence remains, which in
itself is not able to convey the era of horticultural development in Campbell: the building has no innate characteristics
that enable it to identify the horticultural history of the site. For these reasons, the property is not eligible as a Structure
of Merit under Criterion A.
Criterion B. 1940 Hamilton is not associated with any persons important to the historic development of Campbell. As
previously introduced, first owner Zeri Hamilton, who was influential in the development of the area of Campbell
around the subject property, did not develop the subject property beyond potentially using it for agricultural
purposes. William F. Groves and his wife Agnes Groves, who constructed the subject property and farmed the subject
site, do not appear to have made any contributions to the development of Campbell or the broader area. Next owner
Charles C. Cragin was a Congregationalist minister who moved around to several congregations during the time that
he owned the subject property, and does not appear to have been a significant figure in the religious development
of Campbell. Cragin’s children Alice and Albert do not appear to have made any historically significant contributions
to the development of Campbell or the broader area. Likewise, later occupants and owners including Harry M. and
Susie Richmond and, after 1942, the Sciortino/Oliviere family, do not appear to have made any historically significant
contributions to the development of Campbell or the broader area. For these reasons, the property is not eligible as
a Structure of Merit under Criterion B.
Criterion C. While a full evaluation of 1940 Hamilton Avenue for its potential archeological importance is beyond the
scope of this report, based on above-ground buildings, structures and objects at this subject site, there is no indication
that the subject property has the potential to yield information important to the prehistory or history of Campbell. For
these reasons, the property is not eligible as a Structure of Merit under Criterion C.
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Criterion D. 1940 Hamilton Avenue appears through research to have been constructed in 1889 and is designed in
the Folk Victorian style. As previously introduced, while the property includes some of the distinctive characteristics
of this style, specifically at its massing, porch and cornice, both through original design choices and more prevalently
through alterations it no longer embodies the distinctive characteristics of the Folk Victorian style to a degree that it
would be described as a representative example of the style. Additionally, while remaining examples of Folk Victorian
properties are comparatively rare in Campbell, there are several other Folk Victorian style properties in Campbell that
were constructed around the same era as the subject property that retain a greater degree of material integrity,
including 142 N. Central Avenue (b. 1895), 599 El Patio Drive (b. 1896), and 77 S. 1st Street (b. 1894), meaning that the
subject property is not the last or most unique or rare example of this style in Campbell. For these reasons the property
is not eligible as a Structure of Merit under Criterion D.
Criterion E. Research has not uncovered any architect or builder associated with 1940 Hamilton Avenue. The property
it is not likely to be the work of a notable architect, as Folk Victorian-style houses were generally not designed by
architects but were rather built for working-class persons, either by the owners themselves or by builders, using widely
available plans and mass-produced wood ornament. There is no indication that 1940 Hamilton Avenue varies from this
typical method of conception and construction. For these reasons, the property is not eligible as a Structure of Merit
under Criterion E.
Criterion F. 1940 Hamilton Avenue was designed in the Folk Victorian style, which is sometimes described as a working-
class version of the Italianate, Stick/Eastlake, and Queen Anne Victorian styles used in more elaborate structures from
the same era. In this style, “Victorian” detailing is then applied to a “folk” structure. While the subject property does
retain some of the distinctive characteristics of the Folk Victorian style, including its massing and the more “Victorian”
detailing at the porch and cornice, both through original design choices and through alterations, the property can not
be described as possessing significant artistic value, such that it materially benefits the historic character of the area.
Additionally, as previously introduced in the discussion of Structure of Merit Criterion A, the “historic character” of the
area surrounding the subject property is one of 10- to 20-acre horticultural properties, established in the 1870s-1880s
and characterized by the presence of a complex of buildings that supported agricultural uses. In this way, the residential
building at 1940 Hamilton Avenue is not independently able to convey the “historic character” of the area. For these
reasons, the property is not eligible as a Structure of Merit under Criterion F.
Evaluation of Significance: City of Campbell Local Landmark
Within the City of Campbell, a resource will be eligible as a Landmark if it does conform with the following Designation
Criteria:
Criterion A. The proposed resource represents a unique, rare, or extraordinary example of an architectural
design, detail or historical type;
Criterion B. The proposed resource identifies with a person or persons who significantly contributed to the
history, culture, or development of the city, the state or the nation; or
Criterion C. The proposed resource represents the site of a significant historic event.
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Criterion A. 1940 Hamilton Avenue appears through research to have been constructed in 1889 and is designed in
the Folk Victorian style. As previously introduced, while the property includes some of the distinctive characteristics
of this style, specifically at its massing, porch and cornice, both through original design choices and more prevalently
through alterations it no longer embodies the distinctive characteristics of the Folk Victorian style to a degree that it
would be described as an extraordinary example of the style. Additionally, while remaining examples of Folk Victorian
properties are comparatively rare in Campbell, there are several other Folk Victorian style properties in Campbell that
were constructed around the same era as the subject property that retain a greater degree of material integrity,
including 142 N. Central Avenue (b. 1895), 599 El Patio Drive (b. 1896), and 77 S. 1st Street (b. 1894), meaning that the
subject property is not the last or most unique or rare example of this style in Campbell. For these reasons the property
is not eligible as a Landmark under Criterion A.
Criterion B. As previously introduced, first owner Zeri Hamilton, who was influential in the development of the area
of Campbell around the subject property, did not develop the subject property beyond potentially using it for
agricultural purposes. William F. Groves and his wife Agnes Groves, who constructed the subject property and
farmed the subject site, do not appear to have made any contributions to the development of Campbell or the
broader area. Next owner Charles C. Cragin was a Congregationalist minister who moved around to several
congregations during the time that he owned the subject property and does not appear to have been a significant
figure in the religious development of Campbell. Cragin’s children Alice and Albert do not appear to have made any
historically significant contributions to the development of Campbell or the broader area. Likewise, later occupants
and owners including Harry M. and Susie Richmond and, after 1942, the Sciortino/Oliviere family, do not appear to
have made any historically significant contributions to the development of Campbell or the broader area. For these
reasons, the property is not eligible as a Landmark under Criterion B.
Criterion C. Research does not indicate that any significant historic events have taken place at 1940 Hamilton Avenue,
and for this reason the property is not eligible as a Landmark under Criterion C.
Conclusion
1940 Hamilton Avenue appears through research to have been constructed in 1889 and is designed in the Folk
Victorian style. It was initially part of a 9.75-acre horticultural property constructed by first-owner William F. Groves.
Later owners included Rev. Charles C. Cragin and his adult children, Harry M. and Susie Richards, and, from 1942
through 2013, the Sciortino/Oliviere family. These later owners also worked the land through approximately 1953
when most of the original 9.75-acre parcel was sold down to its current .54-acre size. None of the owners of the
subject site made significant contributions to local, state, or national history, and for these reasons the property is
not eligible for the California Register under Criterion B; as a City of Campbell Structure of Merit under Criterion B,
or as a City of Campbell Local Landmark under Criterion B.
The subject property retains some architectural details that characterize the Folk Victorian style, but has undergone
alterations that dilute its ability to convey that style, primarily complete recladding in stucco and reconfiguration of
windows at the primary (north) façade. For these reasons, the property is not eligible for the California Register
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 18 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
under Criterion C; as a City of Campbell Structure of Merit under Criteria D, E, or F, or as a City of Campbell Local
Landmark under Criterion A.
The property was constructed during a period in Campbell when larger farms were being subdivided into smaller 10-
to 20-acre orchards. However, when constructed, the subject property also included a barn, outbuildings, and
apricot trees, among other outbuildings. Over the course of the past 70 years, the subject site has been completely
denuded of its historic horticultural uses and all of the buildings and structures and objects (such as fruit trees) that
would enable the property to convey its historic use. Solely the residence remains, which in itself is not able to convey
the era of horticultural development in Campbell. For these reasons the property is not eligible for the California
Register under Criterion A; as a City of Campbell Structure of Merit under Criteria A or F; or as a City of Campbell Local
Landmark under Criterion C.
In sum, due to alterations to the subject property and changes to the historically agricultural setting and use of the site,
the subject property is not eligible for the California Register of Historical Resources; as a City of Campbell Structure of
Merit; or a City of Campbell Local Landmark. The property would therefore not be considered a historic resource for
the purposes of the California Environmental Quality Act (CEQA).
Preparer’s Qualifications
Stacy Farr is an architectural historian and cultural resources planner with 10 years’ experience evaluating historic
resources in the Bay Area and Los Angeles. Farr has an undergraduate degree in the History of Art and Architecture
from the University of California, Santa Barbara and a Masters degree in the History of Architecture and Urbanism from
the University of California, Berkeley, and meets the Secretary of the Interior's Professional Qualification Standards for
Architectural History and History.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 19 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
References
Archives and Architecture. Historical Overview and Context Statements for the City of Campbell. Submitted to the
Department of Community Development, Planning Division: City of Campbell, 1996.
Dill, Leslie A. G. State of California DPR A form, 1940 Hamilton Avenue, Campbell. Submitted to the Department of
Community Development, Planning Division: City of Campbell, 1999.
Foote, Horace S., editor. Pen Pictures from the Garden of the World, or, Santa Clara County, California. Chicago: The
Lewis Pub. Co., 1888.
McAlester, Virginia Savage. A Field Guide to American Houses. New York: Knopf, 2015.
All historic newspaper articles were accessed through the California Digital Newspaper Archive, managed by UC
Riverside’s Center for Bibliographical Studies and Research, www.cndr.ucr.edu.
All biographical historical records, including U.S. Federal Census records, California Death indices, World War II draft
registration records, and others, were accessed through Ancestry, www.ancestry.com.
San Jose City Directories were accessed in the California Room at the Dr. Martin Luther King, Jr. Library, San Jose.
All aerial photographs are in the collection of the California Room at the Dr. Martin Luther King, Jr. Library, San Jose.
Research assistance was provided by staff of the Dr. Martin Luther King, Jr. Library, staff of the Campbell Historical
Museum, and staff of History San Jose.
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DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 22 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Figure 4. 1931 Fairchild Photography aerial photograph of San Jose, subject property and lot outlined in red.
Source: California Room, Dr. Martin Luther King, Jr. Library, San Jose.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 23 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Figure 5. 1948 USGS aerial photograph of San Jose, subject property and lot outlined in red. Source: California
Room, Dr. Martin Luther King, Jr. Library, San Jose.
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DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 25 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Figure 7. 1960 USGS aerial photograph of San Jose, subject property and lot outlined in red, as well as former
boundaries of the historic 9.75 acre lot outlined in red. Source: California Room, Dr. Martin Luther King, Jr. Library,
San Jose.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 26 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Figure 8. 1968 USGS aerial photograph of San Jose, subject property and lot outlined in red. Source: California
Room, Dr. Martin Luther King, Jr. Library, San Jose.
DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _____________________________________________________________________________________
Page _____ of _____
Page 27 of 28 *Resource Name or # (Assigned by recorder) 1940 Hamilton Avenue, Campbell
*Recorded by: Stacy Farr *Date 02/19/2020 Continuation x Update ¨
Figure 9. 1981 USGS aerial photograph of San Jose, subject property and lot outlined in red. Source: California
Room, Dr. Martin Luther King, Jr. Library, San Jose.
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M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 1
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
MEMORANDUM
DATE: 3/17/20
TO: Daniel Fama, Senior Planner
City of Campbell
Community Development Department
PROJECT NUMBER: MSA-2003-01-C FROM: Mark Sandoval, AIA
REGARDING: 1940 Hamilton Avenue – Review of Applicant’s Historic Evaluation
___________________________________________________
PROJECT DOCUMENTS
Documents provided include both the PRIMARY RECORD (DPR 523A) in
addition to CONTINUATION SHEETS (DPR523L) forms consisting of 11 pages in total; BUILDING, STRUCTURE, AND OBJECT RECORD (DPRB)
along WITH CONTINUATION SHEET(DPR523L) forms consisting of 28
pages in total, updated 9/2013. All documents prepared by STACY FARR, HISTORIC RESOURCE CONSULTANT, 3823 Clark Street, Oakland CA 94609. No drawings were included as part of this review. PROJECT DESCRIPTION
The property located at 1940 Hamilton Road is situated on the south side of Hamilton Avenue between Leigh and Phantom Avenues in the city of
Campbell. An older wood-framed building originally designed in the Folk
Victorian style, along with a detached three-car garage structure, occupies the site. Both structures are clad in a stucco finish. It is theorized at this time
that the stucco finish may have been applied over the dwelling’s original wood sheathing.
The footprint of the main structure is generally rectangular in shape and appears to have been constructed sometime in 1889 as a dwelling, but now
has been converted for commercial use. It is unclear when the garage
structure or the addition placed at the rear of the building was constructed, but neither is original to the property.
The primary north façade is asymmetrically arranged, with the building’s entrance placed beneath a sheltered porch that spans the right side of the
façade. The building is capped with a peaked roof which terminates at a
smaller rectangular flat roof above, with an intersecting front gable roof facing the street. The porch has wooden floorboards and ornamental wood details,
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 2
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
which include turned posts, scrollwork, brackets, and wood handrails with band-sawn decorative flat balusters. The porch is capped by a low-pitched
hip roof under the frieze of the main roof. At the rear of the building, an
addition has been constructed with an elevated wood deck with handicap lift. Wooden stairs with wooden railings provide access to the rear entrance from
the parking lot. The footprint of the addition is asymmetrical, with its longer
axis extending the entire length of the rear façade, from which a small room extends perpendicularly from the left. The addition is capped by a low-pitched
shed roof with an intersecting gable below the frieze of the original structure’s
roof.
Most of the original windows have been replaced by either vinyl or painted wood-clad windows. The windows and fenestration openings found within the rear addition of the structure are not original.
The main building located on this property faces onto a front yard with grass
and shrubbery. It is accessed from the street sidewalk by a contemporary
walkway. A low picket fence delineates the front yard near the property line and extends toward the west, terminating at a redwood fence approximately 6
feet tall that runs along the west property line. To the east, the structure faces
a paved parking lot that extends around toward the rear of building, where a detached three-car garage structure runs perpendicular to the southern
property line. The structure is capped by two gable roofs that run east to
west. This structure looks out past the rear paved area toward a low picket-fenced garden area beyond. Behind the garage structure is a narrow side
yard which runs parallel to south property.
Evaluation of Historic Resources Framework
There are three separate levels of designation of historic resources: Local (City of Campbell Structure of Merit), State (California Register), and Federal
(National Register of Historic Places). Each designation level detailed below may differ in its criteria for the overall importance and significance of a
historic resource. The methodology applied to determine a historic resource’s
eligibility closely parallels the criteria developed by the National Park Service by which every property is nominated to the National Register and is to be
judged. This same evaluation criterion is also designed to help guide state
and local governments, federal agencies, and others in evaluating potential entries in the National Register.
The California Environmental Quality Act (CEQA)
Under the Public Resources Code Section 21084.1, ʺA project that may
cause a substantial adverse change in the significance of a historical resource is a project that may have a significant effect on the environment.ʺ It
further states under Section 5023.1, ʺ [projects] are presumed to be historically or culturally significant for purposes of this section, unless the preponderance of evidence demonstrates that the resource is not historically
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 3
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
or culturally significant. The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historic Resources, not
included in a local requester of historic resources, or deemed significant
pursuant to criteria set forth in subsection (g) of Section 5024.1 shall not preclude a lead agency from determining whether the resource may be an
historical resource for purposes of this section.ʺ
THE THREE LEVELS OF DESIGNATION FOR A HISTORIC RESOURCE
City of Campbell Structure of Merit is a historic resource that has been
designated by resolution of the City Council, as possessing outstanding aesthetic, architectural, cultural, or engineering historic value. Structures of merit do not include landmarks or historic districts.
Landmark is a historic resource that has been designated as a landmark by
ordinance of the City Council as having exceptional historic significance in
Campbell’s history, architecture, engineering, and culture.
The California Register (CRHR) is the authoritative guide to the State's
historical and archeological resources. It also includes all locally designated properties and all properties listed in the National Register.
The National Register of Historic Places (NRHP) is a list of buildings and sites of local, state, or national importance. This program is administered by
the National Park Service through the California Office of Historic
Preservation.
EVALUATION OF SIGNIFICANCE: STRUCTURE OF MERIT AND LANDMARK
Designation Criteria for a Structure of Merit: For a resource to be eligible as a Structure of Merit it must be reviewed for conformance with the following
criteria:
a. The proposed resource is associated with events that have made an
important contribution to the broad patterns of our history or cultural
heritage;
b. The proposed resource is associated with the lives of persons
important to our history;
c. The proposed resource yields, or has the potential to yield,
information important to our prehistory or history;
d. The proposed resource embodies the distinctive characteristics of a type, architectural style, period, or method of construction;
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 4
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
e. The proposed resource represents the work of a notable architect, designer, engineer, or builder; or
f. The proposed resource possesses significant artistic value or materially benefits the historic character of the neighborhood,
community, or city.
Designation Criteria for a Landmark: For a resource to be eligible as a
Landmark a resource must be reviewed for conformance with the following
criteria:
a. The proposed resource represents a unique, rare, or extraordinary example of an architectural design, detail or historic type;
b. The proposed resource identifies with a person or persons who significantly contributed to the history, culture, or development of the
city, the state or nation; or
c. The proposed resource represents the site of a significant event.
THE CALIFORNIA REGISTER (CRHR)
The California Register was created by the State Legislature in 1992 and is
intended to serve as an authoritative listing of significant historical and archeological resources in California. Additionally, the eligibility criteria for the
California Register (codified in PRC § 5024.1 and further amplified in 14 CCR
§ 4852) are intended to serve as the definitive criteria for assessing the significance of historical resources for purposes of the California
Environmental Quality Act (CEQA). In order to be eligible for a listing in the California Register a property must be significant at the local, state, or national level, under one or more of the following four criteria:
Criterion 1 (Event): The resource is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the
cultural heritage of California or the United States; or Criterion 2 (Person): The resource is associated with the lives of persons
important to local, California, or national history; or
Criterion 3 (Design): The resource embodies the distinctive characteristics of
a type, period, region, or method or construction, or represents the work of a master, or possesses high artistic values; or
Criterion 4 (Information): The resource has yielded, or has the potential to yield, information important to the prehistory or history of the local area,
California, or the nation.
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 5
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
NATIONAL REGISTER (NRHP)
A historical resource must be significant at the local, state, or national level,
under one or more of the following four criteria:
A. That are associated with events that have made a significant
contribution to the broad patterns of our history; or
B. That are associated with the lives of persons significant in our past; or
C. That embody the distinctive characteristics of a type, period, or
method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual
distinction; or
D. That have yielded, or may be likely to yield, information important in
prehistory or history
INTEGRITY
In addition to the above requirements historic properties must also retain
integrity. Integrity is defined as the ability of a property to convey its
significance. To be listed in the either the California Register (CRHR) or the National Register of Historic Places (NRHP), a property must not only be
shown to be significant under the National Register criteria, but it also must
have integrity. The evaluation of integrity is sometimes a subjective judgment, but it must always be grounded in an understanding of a property's physical
features and how they relate to its significance. Historic properties either retain integrity (this is, convey their significance) or
they do not. Within the concept of integrity, the National Register criterion recognizes seven aspects or qualities that, in various combinations, define
integrity.
To retain historic integrity a property will always possess several, and usually
most, of the aspects. The retention of specific aspects of integrity is
paramount for a property to convey its significance. Determining which of these aspects are most important to a particular property requires knowing
why, where, and when the property is significant. The following sections
define the seven aspects and explain how they combine to produce integrity.
Seven Aspects of Integrity
• Location
• Design
• Setting
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 6
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
• Materials
• Workmanship
• Feeling
• Association
SUMMARY OF FINDINGS
The applicant’s historic consultant has provided much evidence to
demonstrate that the property located at 1940 Hamilton Avenue does not meet the threshold of any the four criteria required for listing in either the
California Register (CRHR) or the National Register of Historic Places (NRHP). These criteria are summarized below.
(CRHR) Criterion 1 and (NRHP) Criterion A (Event): As pointed out in the property’s historic evaluation, the subject property does not appear to be
directly connected with any significant historical pattern or event that
contributed to the development of the local community or to an important moment in our either state or national history. In addition, the subject property
has been completely transformed by urban expansion, removing all traces of
its historic horticultural past. The sole residence that remains cannot adequately convey the era of the horticultural development of the Campbell
or its past history, which is necessary to be found eligible for either register listing under this criterion.
(CRHR) Criterion 2 and (NRHP) Criterion B (Person): The various persons
connected with this property, from the first owners Zeri and Jane Hamilton (1851–1882), who may have been somewhat influential in the early
development of the immediate area around the subject property, do not seem to have developed the property beyond using it for agricultural purposes. The next series of owners and occupants, William F. and Agnes Groves, who
actually constructed the house on the subject property (reportedly sometime around 1889), Charles C., Alice E., and Albert T. Cragin (1899–1913), Harry
M. and Susie Richmond (1925–1939), Orofirio and Carmelo Sciortino and
Vicenza Oliviere (1939–2013), all appear through the archival research presented not to have made significant contributions to the development of
either Campbell or the broader region, which is needed to be found eligible
for either listing under this criterion.
(CRHR) Criterion 3 and (NRHP) Criterion C (Design/Construction): The building located at 1940 Hamilton Avenue, which appears to have been built around 1889, meets both the 50 years of age threshold and does appear to
have retained some of its distinctive Folk Victorian architectural style
characteristics, but because of the many remodeling alterations and room additions performed over the years to this structure (originally constructed as
a residential dwelling but now used for commercial purposes), it has lost its overall integrity and historic value. Coupling this fact with the property’s urban
M. SANDOVAL ARCHITECTS, INC.
1940 Hamilton Avenue – Project Review Memrandum
Date: 3/17/20 Page: 7
145 Corte Madera Town Center #404 Corte Madera, California 94925 Peninsula and South Bay Region Phone: 650.941.8048 Fax: 650.941.8069 San Francisco, Marin and North Bay Region Phone: 415.924.7059 Fax: 415.924.7629 msa@msandovalarchitects.com
www.msandovalarchitects.com
Architecture - Historic Preservation - Design
setting, it no longer conveys its original era of development, architectural character or significance, which is all necessary to be found eligible under the
above criterion.
(CRHR) Criterion 4 and (NRHP) Criterion D (Information Potential):
Although the applicant’s consultant did not provide evidence regarding this
criterion, evaluation of this kind generally does not include such research. Such research is usually reserved for cultural landscapes of potential
archeological importance and significance. Without evidence to the contrary,
it is highly doubtful that this property alone could meet the eligibility threshold required under the above criterion.
Evaluation of Significance: City of Campbell Structure of Merit or
Landmark: Since the property in question is not listed on the city’s historic
resource inventory nor appears eligible for either the California Register (CRHR) or the National Register of Historic Places (NRHP), for the sum of
these reasons, it is not eligible under Criteria A–F to be listed as Structure of
Merit or under Criteria A–C to be listed as a Landmark.
CONCLUSION
Based on the preponderance of evidence presented in the material provided
by the applicant, it is difficult to support the notion that the property located at
1940 Hamilton Avenue could possibly meet any of the minimum threshold eligibility requirements needed to be listed on the California Register of
Historic Resources or as a local historic resource by the city as either a
Structure of Merit or a Landmark property.
ITEM NO. 3
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ June 14, 2022
PLN-2021-177
Fenster, D.
Continued Public Hearing to consider the request of David Fenster, Modulus, for property located at 1940 Hamilton Avenue to allow construction of a two-story, approximately 8,000 square-foot professional
office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements; and a proposed shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980 Hamilton Avenue. The applications under consideration include a Site and Architectural Review Permit and a
Parking Modification Permit.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1.Adopt a Resolution (reference Attachment 1), approving a Site and Architectural Review Permitwith a Parking Modification Permit to allow construction of a two-story, approximately 8,000 square-
foot professional office building with a shared parking and site access arrangement with the adjacentproperty.
ENVIRONMENTAL (CEQA) DETERMINATION
Staff recommends that the Planning Commission accept the determination that this project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to
construction of up to four (4) commercial buildings with a floor area not exceeding 10,000 square feet located within an urbanized area on sites zoned for such use if not involving significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive.
PROJECT DATA
Zoning Designation: P-O (Professional Office)General Plan Designation: Professional Office
Lot Area (Existing): 20,000 square-feet Lot Area (New): 18,750 square-feet1
Building Height: 27 feet2 35 feet (Max. Allowed)
Building Square Footage: First Floor: 3,478 square feet Second Floor: 4,507 square feet 7,985 square feet (Total Size)
1 Per the requirements of the City's Streetscape Standards, the project is required to dedicate land across the property's
frontage to accommodate the required streetscape improvements, which reduces the lot size. 2 As measured to the roof surface, excluding roof structures for elevators and stairways per CMC Sec. 21.58.050.
Staff Report – Planning Commission Meeting of June 14, 2022 Page 2 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Floor Area Ratio (FAR) 42.7% 40% (Max. Allowed)3
Building (Lot) Coverage: 17% N/A
Parking: 25 stalls4 35 stalls (Min. Required @ 1/225 SF)5
Building Setbacks: Proposed Required Front (north): 28 feet 15 feet Side (west): 25-feet 17 ½-ft (½ the "wall height") Side (east): 20-feet 17 ½-ft (½ the "wall height")
Rear (south): 72-feet 13 ½-ft (½ the "wall height")
DISCUSSION
Project Site: The project site is a 20,000 square-foot parcel located along Hamilton Avenue, midblock between Leigh and Phantom Avenues. The site borders the First Congregational Church of San Jose to
the west and south and duplex residences to the east, as shown, below. The property is currently
developed with a Folk Victorian-style building constructed circa 1890 that was converted to a professional office under a Conditional Use Permit approved by the Planning Commission in 2013. As noted in the materials for PC Item No. 2 (PLN-2021-33), this building is proposed to be relocated onto the church property to allow the proposed development on the project site.
Proposed Project: The submitted application for a Site and Architectural Review Permit with a Parking Modification Permit would allow construction of an approximately 8,000 square-foot two-story
professional office building with a roof deck, shown in a modern architectural style (reference Attachment 2 – Project Plans). This proposal was originally reviewed by the Planning Commission as a pre-application at an October 13, 2020, study session. The Commission was generally supportive of the proposal, providing feedback on the architectural design, site layout, parking, tree preservation, privacy, and relocation of the existing structure, as noted in the meeting minutes (reference
Attachment 3).
3 Table 2-10 (General Development Standards), provides that the Planning Commission may "increase the F.A.R. for a specific use at a specific location when it determines that circumstances warrant an adjustment." The increased FAR is solely the result of the City's requirement to dedicate land per Footnote #1. 4 Includes four (4) motorcycle stalls that are credited as a single vehicle stall per CMC Sec. 21.28.065. All parking values
are rounded down per CMC Sec. 21.28.040.F. 5 The project proposes to utilize off-site parking on the adjacent church property pursuant to CMC Sec. 21.58.050.
Staff Report – Planning Commission Meeting of June 14, 2022 Page 3 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
ANALYSIS
Consideration in Review of Applications: In review of a Site and Architectural Review Permit, the
Zoning Code (CMC Sec. 21.42.040) directs the Planning Commission to consider certain design and
layout aspects of the proposal prior to rendering a decision, referenced to as "considerations". The following identifies these considerations and application consistency.
A. Considerations relating to traffic safety, traffic congestion, and site circulation:
Traffic Congestion: The proposed office building did require a traffic study per the thresholds
established by the VTA Congestion Management Program; therefore the project will not have
a discernable effect on traffic congestion in the area. Additionally, since the project is categorically exempt from formal environmental review under CEQA, a Vehicles-Miles-Traveled (VMT) analysis is not required under the City's VMT policy.
Traffic Safety and Site Circulation: The project
proposes use of the adjacent driveway on the church
property to provide vehicular access to the rear parking lot. Shared use of driveways is encouraged where possible by CMC Sec. 21.28.080.B.5, which provides that "applicants for nonresidential uses shall provide
shared vehicle and pedestrian access between adjacent
nonresidential properties for convenience, safety and efficient circulation, as practical," subject to "a joint access agreement guaranteeing the continued availability of the shared access between the
properties…" The joint use of the driveway prevents
creation of an additional curb-cut onto Hamilton Avenue, which enhances the safety of the corridor in furtherance of General Plan Strategies LUT-12.b and LUT 12.c.
Strategy LUT-12.b: Driveways: Ensure that driveways are a
sufficient distance from intersections.
Strategy LUT-12.c: Parking Lot Design: Design parking lots to minimize impacts on the street system by
providing adequate sized driveways, sufficient queuing and efficient circulation.
B. Considerations relating to landscaping:
The project site would be completely re-landscaped in compliance with the State's Model Water Efficient Landscaping Ordinance (MWELO). In total, the project would result in a landscape area of approximately 8,000 square-feet or 44% of the site's net lot area, far exceeding the City's minimum 12% requirement for the P-O (Professional Office) Zoning District. However, the
project includes a reduction to the rear landscaping dimension from 5-feet to 1 ½ feet pursuant
to CMC Sec. 21.26.050, which allows the Planning Commission to "adjust the landscaping requirements of this chapter for a specific use at a specific location so as to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment."
Church Driveway
Staff Report – Planning Commission Meeting of June 14, 2022 Page 4 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Staff believes that this reduction is supportable in that the rear property line abuts a drive-aisle on the church's property that is already landscaped and where additional landscaping would be
redundant. Moreover, the reduction of the rear landscape dimension allows for a greater
quantity of landscaping towards the front of the property. In all, the proposed landscaping scheme can be seen to further General Plan Policy LUT-10.1 and its applicable supporting strategies, as provided below. The overall intent is to utilize landscaping treatment as a means to improve the aesthetic quality and functional use of new development projects.
Policy LUT-10.1: Landscaping: Encourage the retention and planting of landscaping to enhance the
natural and built environment.
Strategy LUT-10.1c: Outdoor Common Areas: Encourage well designed and landscaped outdoor
common areas for eating, relaxing, or recreation for new projects, and if feasible, when buildings are remodeled or expanded. When possible, the common outdoor
areas should adjoin natural features.
Strategy LUT-10.1e: Landscaping as a Theme: Use similar types of trees and landscaping to create a
theme within districts or neighborhoods. Medians should also be used to create a theme to distinguish major thoroughfares and prominent streets.
Tree Preservation: With regard to tree preservation, the preliminary plans originally reviewed in 2020 had indicated removal of most of the mature Deodar Cedar
trees located at the front of the property to accommodate the building and a new driveway. However, the proposal to share the church's driveway will allow preservation of these trees. As a result, the project will include removal of only "non-protected" trees (those less than 12-inches in
diameter), as shown in the tree removal list, to the right. This approach would be consistent with CMC Sec. 21.26.030.K, which specifies that "new development shall retain or incorporate existing mature trees and vegetation into the proposed site plan to the greatest
extent feasible" and General Plan Strategy LUT-10.1a, which similarly, encourages retention of mature trees
Strategy LUT-10.1a: Natural Feature Retention: Encourage site design that incorporates or otherwise retains natural features such as mature trees, terrain, vegetation, wildlife and
creeks.
C. Considerations relating to structures and site layout:
Structure Design: The proposed building would be constructed around use of cross-laminated timber (CLT). This material is a prefabricated engineered wood product made by gluing layered boards together to create rigid panels suitable for construction. The material is considered sustainable if the wood is sourced from trees that are reforested and is gaining increasingly
popularity in the United States. Use of CLT is consistent with General Plan Strategy LUT-9.3,
which encourages "the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment."
Staff Report – Planning Commission Meeting of June 14, 2022 Page 5 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
With regard to building's architecture, the design has changed over the last two years. The original version reviewed by the Planning Commission in October 2020 was most characterized
by a prominent glass rainscreen. The formal submittal reviewed by SARC in April replaced this
element with a horizontal louver system that would have create slatted openings for sun exposure. Unfortunately, due to increasing construction cost and supply chain issues, the applicant submitted a revised design following the SARC meeting which removed this feature, as well as the rooftop skylights (reference Attachment 4 – Revised Architectural Rendering).
However, the overall "look and feel" of the building would remain since it would still be
anchored by use of the CLT material.
Pre-Application (Oct. 2020)
SARC Reviewed (April 2022)
PC Review Revised (May 2022)
Staff Report – Planning Commission Meeting of June 14, 2022 Page 6 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Despite the most recent design changes, the proposed building would remain distinct within the City, which does not have examples of CLT construction nor a design this contemporary.
Nonetheless, the design would be in furtherance of General Plan Policy LUT-9.3 which
promotes "high quality, creative design." However, what constitutes attractive building is subjective and context specific. For this reason, the General Plan LUT-5.3a, had called for the preparation of commercial design guidelines, which unfortunately have never been prepared. Lacking such guidance, the Planning Commission must exercise its judgment in determining
whether the architectural approach is appropriate
Strategy LUT-5.3a: Commercial Design Guidelines: Establish commercial and mixed-use design guidelines to ensure attractive and functional buildings and site design, and to ensure compatibility with adjacent land uses. [Not yet adopted]
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment.
Site Layout: General Plan Strategy LUT-5.3b encourages new buildings to have minimal setbacks so that they can be brought close to the public sidewalk and allow parking to be placed at the rear. The intent of this strategy, as with much of the General Plan, is to provide an emphasis to the pedestrian-experience. The proposed site plan depicts a plaza shieled from
traffic by a raised berm and side entryways that are intended to provide a visual and physical
connection to the public street, with parking located behind the building, consistent with the General Plan.
Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas, recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking areas between the public right-of way and the front façade of the building.
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones.
Findings for Approval: To grant a land use approval, the decision-making body must affirmatively establish that the project meets codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval as necessary to establish the findings. The applicable findings depend upon the type of land use approval
under revie. The following analysis identifies each of the applicable findings in italics and how the
proposed project satisfies them.
Site and Architectural Review Permit Findings:
A. The project will be consistent with the general plan.
The General Plan land use designation for the project site is Professional Office. As described
by the General Plan, below, this designation is intended to accommodate administrative,
professional and research uses, such as the proposed office building. The Professional Office also serves to act as a buffer between residential and commercial/industrial uses. In this case, the proposed office building represents a transitional land use from the arterial traffic of
Staff Report – Planning Commission Meeting of June 14, 2022 Page 7 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Hamilton Avenue and the residential neighborhood located to the east of the project side, down Phantom Avenue.
The Professional Office land use designation permits administrative, professional and research uses that
may provide a customer service or be more corporate in nature. Office uses are dispersed throughout the City, since they are permitted in most non-residential zoning districts. Because office uses generally have
a less intense impact on adjacent land uses than other commercial uses, they often provide a buffer between residential and commercial or industrial uses. Location and design of office developments should
include proximity to transit lines and connections to light rail as well as bicycle routes.
In addition to consistency with the various General Plan policies and strategies noted
throughout this report, the proposed project may also be found consistent with the following General Plan polices and strategies. The project would provide new "Class A" office space, which would facilitate creation of additional jobs, improving the City's jobs/housing balance, providing a better balance of land uses, and incurring a positive fiscal impact on the City in
terms of additional tax generation:
Policy LUT-2.4: Jobs and Housing Balance: Maintain Campbell’s balance of jobs and housing units to encourage residents to work in Campbell, and to limit the impact on the regional transportation system.
Strategy LUT-2.4a: Full Range of Land Uses: Provide for a full range of land uses within the City, and for mixed-uses within specific development projects
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services and entertainment
Strategy LUT-13.1c: Fiscal Effects of Land Use: Evaluate the fiscal effects of different land uses on City revenues and services.
B. The project will aid in the harmonious development of the immediate area.
In terms of massing and relative height, the proposed office building would not be notably taller
or larger than First Congregational Church's sanctuary building, maintain visual harmony between the two sites. Although the building would be taller than the adjacent duplexes, these properties are non-conforming in that they designated as Professional Office and will eventually be replaced with buildings of comparable size.
C. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s).
As noted, there are no design guidelines for commercial buildings applicable to this project, nor
is the project site subject to any area, neighborhood or specific plan.
Staff Report – Planning Commission Meeting of June 14, 2022 Page 8 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Parking Modification Permit Findings
In addition to shared access with the Church, a shared parking arrangement is also proposed. The 7,985
square-foot building requires 35 parking stalls at a ratio of 1 stall per 225 square-feet. The site plan
shows 25 parking stalls (inclusive of four motorcycle stalls that are credited as a single stall), which results in a deficiency of 10 stalls. As part of the shared access agreement, the office tenant would also be able to utilize up to 11 of the church's 157 parking stalls in addition to the 25 on-site parking stalls.
A. Due to the unique nature and circumstances of the project, or special development features, the
anticipated number of parking spaces necessary to serve the use or structure is less than that
required by the applicable off-street parking standard, and would be satisfied by the existing
or proposed number of parking spaces, as supported by review of the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-making body;
The requested parking reduction is based on the ability of the Church property to provide
sufficient off-site parking, which represents a unique circumstance that functionally reduces the need for on-site parking for the proposed office building. This arrangement is possible due both to the quantity of parking on the Church property and the relationship between the two uses; church assemblies occur on Sunday mornings and do no conflict with normal weekday (8-5)
business hours.
The Church already has a similar shared parking arrangement with the Springbridge International School, a private elementary school that operates out of the Church's existing classroom facilities pursuant to a Conditional Use Permit (PLN2019-141) approved in 2019. The School's use of the property occurs during weekday mornings and afternoons, avoiding conflict with Sunday Church
services. Currently, the School utilizes 74 of the Church's 157 stalls during the weekday daytime
hours, which still leaves sufficient capacity to allow sharing of an additional eleven stalls for the office building.
B. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking.
A condition of approval would require recordation of a shared parking/access covenant, as well
as preparation of a parking management plan to formalize the relationship between the two properties. This is consistent with CMC Sec. 21.28.080.A, which specifically allows an off-site parking arrangement, subject to recordation of a covenant.
C. Approval of the parking modification permit will further the purpose of this chapter [Parking
and Loading].
As excerpted, below, the purpose statement of Parking and Loading Chapter is intended to accomplish multiple aims, foremost ensuring adequate parking, but also encouraging good design and use of alternative transportation. With shared use of the church's parking, the proposed parking supply adequately serve the proposed use.
This chapter is intended to ensure that adequate off-street parking and loading spaces are provided for
each type of land use in a manner that will ensure their usefulness, support alternative transportation solutions, improve the urban form of the community, and protect the public safety.
Staff Report – Planning Commission Meeting of June 14, 2022 Page 9 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Moreover, proposed shared site access and parking arrangement is also supported by General Plan Strategy LUT 12.c and 5.3h, by minimizing the impact to the street system and by ensuring
adequate parking:
Strategy LUT-12.c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequate sized driveways, sufficient queuing and efficient circulation.
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones.
With regard to bicycle parking, the site plan indicates installation of bicycle racks outside of the westerly front entry. The California Green Building Standards Code (CALGreen) will also
require some form of long-term parking within or adjacent to the building. Pedestrian access to the building would be provided at two points, at the easterly and westerly corners of the building. In combination, these features are consistent with Strategy LUT-11.d:
Strategy LUT-11.d: Bicycle and Pedestrian Connections in Development: Encourage new or redeveloping projects to provide logical bicycle and pedestrian connections on site, between parking areas, buildings, and street sidewalks and to existing or planned public right-of-way facilities and encourage pedestrian passages between street-front sidewalks and rear-lot parking areas. Ensure that the bicycle and pedestrian connections interface safely
Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of April 26, 2022. Commissioner Buchbinder had the following comments (Commissioner Zisser was absent):
Appreciates the use of the cross laminated timber (CLT) as a building material.
Supportive of the shared driveway with the church.
Asked whether all of the parking could be shared with the church.
Likes the roof deck; it's a good amenity.
Public Comment: A letter from the adjacent property was received and included as Attachment 5.
Additionally, a field representative with the Carpenters Union Local 405 provided verbal comment
when the public hearing for this item was opened on May 24, 2022 regarding the union's position on implementing labor and workforce requirements. Attachments:
1. Draft Resolution
2. Project Plans 3. PC Meeting Minutes, dated October 13, 2020 4. Revised Architectural Rendering 5. Public Comment
Staff Report – Planning Commission Meeting of June 14, 2022 Page 10 of 10 PLN-2021-177 ~ 1940 Hamilton Avenue
Prepared by:
Daniel Fama, Senior Planner
Approved by:
Rob Eastwood, Community Development Director
RESOLUTION NO. 464_ BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW CONSTRUCTION AN APPROXIMATELY 8,000 SQUARE-FOOT PROFESSIONAL OFFICE BUILDING WITH A ROOFTOP DECK, AND ASSOCIATED SITE, LIGHTING, PARKING, AND LANDSCAPING IMPROVEMENTS ON
PROPERTY LOCATED AT 1940 HAMILTON AVENUE; AND PARKING MODIFICATION PERMIT TO ALLOW A SHARED PARKING AND SITE ACCESS ARRANGEMENT WITH THE ADJACENT FIRST CONGREGATIONAL CHURCH OF SAN JOSE LOCATED AT 1980 HAMILTON AVENUE. FILE NO.: PLN-2021-177 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the approval of a Site and
Architectural Review Permit and Parking Modification Permit: 1. The Proposed Project is an application (PLN-2021-177) for a Site and Architectural Review Permit to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop deck, and associated site, lighting, parking,
and landscaping improvements; and a Parking Modification Permit to allow shared parking and site access arrangement with the adjacent First Congregational Church of San Jose. 2. The Project Site is a 20,000 square-foot parcel located along Hamilton Avenue,
midblock between Leigh and Phantom Avenues. 3. The Project Site is zoned P-O (Professional Office) as shown on the Campbell Zoning Map.
4. The Project Site is designated Professional Office as shown on the Campbell General Plan Map. 5. The Project Site is currently developed with a Folk Victorian-style building constructed circa 1890 that was converted to a professional office under a
Conditional Use Permit approved by Planning Commission Resolution No. 4121. This building is proposed to be relocated onto the adjacent church property under Conditional Use Permit application No. PLN-2021-33. 6. The Proposed Project complies with the applicable development standards of the
P-O Zoning District, with exception of the maximum floor area ratio (FAR), which is proposed at .43 where .40 is the maximum normally permitted. Pursuant to Section 21.10.030.E, Table 2-8, which provides that "the Planning Commission shall have the authority to increase the FAR for a specific use at a specific location when it determines that circumstances warrant an adjustment." The Planning Commission
has determined that the City's requirement for the applicant to dedicate property to
Planning Commission Resolution No. 464_ Page 2 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue
the City in order to implement the Hamilton Avenue Image Street improvements constitutes a circumstances that warrants an adjustment in that the project would
otherwise comply with the maximum FAR.
7. The Proposed Project also seeks a reduction to the otherwise required five-foot planter strip along the rear property line as specified by CMC Sec. 21.26.020 Pursuant to CMC Sec. 21.26.050, the Planning Commission may "adjust the
landscaping requirements of this chapter for a specific use at a specific location so as
to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment." The Planning Commission has determined that a reduction to the rear property line planter strip dimension to 1 ½ feet warranted in that rear property line abuts a drive-aisle on the
adjacent property that is already landscaped and where additional landscaping would
be redundant. Moreover, the reduction of the rear landscape dimension allows for a greater quantity of landscaping towards the front of the property. 8. The Proposed Project requires 35 parking stalls at a ratio of 1 stall per 225 square-
feet, where 25 parking stalls (inclusive of four motorcycle stalls that are credited as a
single stall) are proposed, resulting in a deficiency of 10 stalls. A shared parking and access agreement with the adjacent property is proposed. This may be approved subject to a Parking Modification Permit and in compliance with CMC Sec. 21.28.080.A, which specifically allows an off-site parking arrangement, subject to
recordation of a covenant. The adjacent property has 157 parking stalls, of which
only 74 are used during normal weekday business hours by the commercial school/day center operating on the property such that sufficient parking exists to be shared with the office building.
9. The Proposed Project includes an architectural design that incorporates a
combination of materials to create a contemporary appearance including cross laminated timber, concrete, and expansive window glazing. The result is a purpose-built office building that provides an enhanced architectural presence that will visually contribute to the immediate area, in furtherance of the General Plan.
10. Based on trip generation values provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual, the Proposed Project would result in less than 100 new AM or PM trips, therefore not requiring preparation of a traffic impact analysis pursuant to the Congestion Management Program, as specified by the VTA
Transportation Impact Analysis (TIA) Guidelines.
11. The Proposed Project would be consistent with the following General Plan policies and strategies:
Strategy LUT-12.b: Driveways: Ensure that driveways are a sufficient distance from
intersections.
Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas, recessed entryways, and wider sidewalks for
Planning Commission Resolution No. 464_ Page 3 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue
outdoor cafes. Discourage parking areas between the public right-of way and the front façade of the building.
Strategy LUT-12.c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequate sized driveways, sufficient queuing and efficient circulation.
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones.
Policy LUT-10.1: Landscaping: Encourage the retention and planting of landscaping to enhance the natural and built environment.
Strategy LUT-10.1c: Outdoor Common Areas: Encourage well designed and landscaped outdoor common areas for eating, relaxing, or recreation for new projects, and if feasible, when buildings are remodeled or expanded. When possible, the common outdoor areas should adjoin natural features.
Strategy LUT-10.1e: Landscaping as a Theme: Use similar types of trees and landscaping to create a theme within districts or neighborhoods. Medians should also be used to create a theme to distinguish major thoroughfares and prominent streets.
Strategy LUT-10.1a: Natural Feature Retention: Encourage site design that incorporates or otherwise retains natural features such as mature trees, terrain, vegetation, wildlife and creeks.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment.
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones.
Policy LUT-2.4: Jobs and Housing Balance: Maintain Campbell’s balance of jobs and housing units to encourage residents to work in Campbell, and to limit the impact on the regional transportation system.
Strategy LUT-2.4a: Full Range of Land Uses: Provide for a full range of land uses within the City, and for mixed-uses within specific development projects
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services and entertainment
Strategy LUT-13.1c: Fiscal Effects of Land Use: Evaluate the fiscal effects of different land uses on City revenues and services.
Planning Commission Resolution No. 464_ Page 4 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue
12. In review of the Proposed Project, the Planning Commission considered traffic safety, traffic congestion, site circulation, adequacy of landscaping, and the
appropriateness of proposed structures and site layout, pursuant to Campbell
Municipal Code Sec. 21.42.040 (Considerations in review of applications).
13. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project.
14. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B):
1. The project will be consistent with the general plan; 2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s); 4. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project;
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project; 6. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment; Parking Modification Permit Findings (CMC Sec. 21.28.050.G)
7. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number of parking spaces necessary to serve the use or
structure is less than that required by the applicable off-street parking standard, and would be satisfied by the existing or proposed number of parking spaces, as supported by review of the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-
making body;
8. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking;
Planning Commission Resolution No. 464_ Page 5 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue
9. Approval of the parking modification permit will further the purpose of the Parking and Loading Chapter; and
Environmental Findings (CMC Sec. 21.38.050):
10. The project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) Guidelines, pertaining to new construction of small structures which allows up to four (4) commercial buildings with a floor area
not exceeding 10,000 square feet in an urbanized area. Further, there are no
exceptions, as specified by Section 15300.2, that would bar a finding of a categorical exemption. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow construction of a two-story, approximately 8,000
square-foot professional office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements on property located at 1940 Hamilton Avenue; and a Parking Modification Permit to allow a shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980
Hamilton Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 14th day of June, 2022, by the following roll call vote: AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners: ABSTAIN: Commissioners:
APPROVED:
Stuart Ching, Chair
ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL Site and Architectural Review Permit with a Parking Modification Permit
Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements on property located at 1940 Hamilton Avenue; and a Parking
Modification Permit to allow a shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980 Hamilton Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 2 in the June 14, 2022 Planning Commission Staff Report, except as may be modified by conditions of approval contained herein, and as revised by the
updated architectural rendering depicted in Exhibit B.
2. Permit Expiration: Approval of the Site and Architectural Review Permit with a Parking Modification Permit ("Approval") shall be valid for one (1) year from the effective date of the Planning Commission action. Within this one-year period an application for a building permit must be submitted. Failure to meet this deadline or
expiration of an issued building permit will result in the Approval being rendered void
3. Planning Final Required: Planning Division clearance is required prior to Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body.
4. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 5. Parking and Site Access Agreement: To allow for the approved shared access and
parking arrangement, the following shall be required pursuant to CMC Sec. 21.28.08.B.5 and Sec. 21.28.080.A, respectively: (1) A joint access agreement guaranteeing the continued availability of the shared access between the properties and running with the land, and recorded by the owners of the abutting properties; and (2) a covenant running with the land recorded by the owner of the parking area
guaranteeing that ten (10) parking stalls will be maintained for the life of the office building. These documents shall be prepared to the satisfaction of the Community
Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 2 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit
Development Director and City Attorney and recorded prior to issuance of building/grading permits. The applicant shall cover the City's cost to review these
documents.
6. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans may be administratively reviewed and approved by the Community Development Director pursuant to CMC Sec. 21.56.060.
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. The transformer shall be screen with
landscaping or artistically painted. 8. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A
9. General Operational Standards: Occupancy of the approved office building is subject
to the following general operational standards:
a. Land Use Restriction: The approved office building may only be occupied by "offices, professional" as defined by the Campbell Municipal Code. Establishment of any other use shall require approval of a Modification to this Approval by the Planning Commission to consider the continued
appropriateness of the shared parking arrangement.
b. Hours of Operation: Unless otherwise authorized by a Conditional Use Permit, the hours of operation of any use within the approved office building is limited to 6:00 AM to 11:00 PM, daily.
c. Smoking: "No Smoking" signs shall be posted on the premises in
compliance with CMC Sec. 6.11.060.
d. Noise: Regardless of decibel level, no noise generated within the approved office building shall obstruct the free use of neighboring properties so as to unreasonably interfere with the comfortable enjoyment of the neighboring residents. In the event verified complaints are received by the City regarding
such noise, the Community Development Director may immediately curtail
the Hours of Operation, pursuant to Condition of Approval No. 12 (Revocation of Permit).
e. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within the trash enclosure except during collection in compliance with
CMC Chapter 6.04 (Garbage and Rubbish Disposal).
f. Loitering: There shall be no loitering allowed on the premises. The business owner is responsible for monitoring the premises to prevent loitering.
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g. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction
commences. Any vacant existing structures shall be secured, by having
windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
h. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with CMC Chapter 21.26. Landscaped areas shall
be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be
replaced with healthy plants of the same or similar type.
i. Outdoor Storage: No outdoor storage is permitted on the subject property, including the storage equipment, materials, and inoperable vehicles.
j. Parking and Driveways: All parking and driveway areas shall be maintained
in compliance with the standards provided in CMC Chapter 21.28 (Parking
and Loading).
10. Landscaping: This project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO). This document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176. The building permit
application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and the City's Streetscape Standards, and shall include the following:
a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO
requirements with the following required elements: 1) Project Information per Section 492.3. 2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project planner. 3) Soil Management Report per Section 492.5 (unless significant mass grading is planned, in which case the report shall be submitted prior to permit final).
4) Landscape Design Plan per Section 492.6. 5) Irrigation Design Plan per Section 492.7. 6) Grading Design Plan per Section 492.8. Note that a Soil Management Report (if not submitted as part of the Landscape Documentation Package) and Certificate of Completion will be
required prior to permit final. b. A completed Landscape Information Form. c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. Landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.”
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11. Construction Activities: The applicant shall abide by the following requirements during construction:
a. The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building Official.
c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses.
f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell.
12. Revocation of Permit: Occupancy of the approved office building is subject to
Sections 21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke the Site and Architectural Review Permit if it is determined that operation a use has become a nuisance to the City’s public health, safety or welfare or for violation of the Conditions
of Approval or any standards, codes, or ordinances of the City of Campbell.
At the discretion of the Community Development Director, if the property generates three (3) verifiable complaints related to violations of conditions of approval (e.g., noise, parking, etc.) within a twelve (12) month period, a public hearing before the City Council may be scheduled, upon recommendation of the Planning Commission,
to consider modifying conditions of approval or revoking the Site and Architectural
Review Permit. The Community Development Director may commence proceedings for the revocation or modification of the Approval upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. In exercising this authority, the decision
making body may consider the following factors, among others:
a. The number and types of Police Department calls for service at or near the establishment that are reasonably determined to be a direct result of customer and/or employee actions;
b. The number of complaints received from residents, business owners and other
citizens concerning the operation of an establishment regarding parking, noise,
and/or other operational impacts.
c. Violation of conditions of approval.
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Building Division
13. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit. 15. Construction Fencing: The property shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when
no work is being done. All protected trees shall be fenced to prevent damage to root
systems in compliance with the Standards for Tree Protection During Construction. PUBLIC WORKS DEPARTMENT
16. Genera Notes: The scope of this project triggers the requirement for Frontage
Improvements as required by Campbell Municipal Code 11.24.040. The City of Campbell’s adopted Streetscape Standards identify this portion of Hamilton Avenue as an Image Street with very specific frontage improvement requirements as shown on pages 5 & 6 of the document. The applicant will be required to construct these
improvements and have them completed prior to occupying the building. These
improvements will require the applicant to dedicate additional street right-of-way as documented in the requirements below. The Streetscape Standards can be viewed here: (http://www.campbellca.gov/DocumentCenter/View/168)
The scope of this project triggers the requirement for undergrounding the overhead
street frontage utilities as required by Section 21.18.140 of the Campbell Municipal Code. The Joint Trench plan included shows the new transformer in the old / incorrect location.
The reconstruction of the adjacent Church driveway to be ADA compliant will require the dedication of a sidewalk easement if the property line shown on the site plan is correct. The applicant shall work with the Church to obtain said sidewalk easement. The building permit and grading permit will not be issued until all Public Works Conditions of Approval have been satisfied.
17. Construction Drawings: The applicant shall submit the following permit applications prior to, or concurrent with the main Building permit application:
a. Encroachment Permit for Street Improvement Plans: The frontage
improvements for the project shall be shown on a separate street
improvement plan as detailed here: https://www.campbellca.gov/187/Street-Improvements
b. Building Permit for On-Site / Grading & Drainage Plans: The on-site grading, drainage, stormwater, landscaping, ADA and site improvements for
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the project shall be shown on a separate building permit plan as detailed here: https://www.campbellca.gov/DocumentCenter/View/16594
c. Street / Easement Dedication: The street / easement dedication documents required for this project shall be submitted for review by the City Surveyor as detailed here: https://www.campbellca.gov/DocumentCenter/View/430
18. Preliminary Title Report: Upon submittal of the Street Dedication documents, the
applicant shall provide a current (within the past 6 months) Preliminary Title Report.
19. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the Hamilton Avenue frontage to accommodate the image street improvements, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff’s comments
and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City’s review and recordation. 20. Sidewalk Easement for Church Driveway: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause a sidewalk easement to be granted for public sidewalk purposes along the adjacent Church’s Hamilton Avenue frontage to accommodate the ADA driveway reconstruction, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff’s
comments and fully complete the right-of- way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City’s review and recordation. 21. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans.
22. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface
area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay.
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Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment (“CA BMP
Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source
(“Using Site Design Techniques”) by BASMAA, 2003.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant
shall submit preliminary sizing and design showing stormwater controls meet the
City’s requirements. Prior to issuance of any grading or building permits: a. The applicant’s designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP’s for the
project site has been completed to meet the requirements of the City of Campbell’s NPDES permit, No. 01- 119, Provision C.3. b. The applicant shall sign the “Covenants for the Operation and Maintenance of Stormwater Facilities” and submit a Stormwater Management Plan.
Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in
compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from
the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. 23. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies.
Utility locations shall not cause damage to any existing street trees. Where there
are utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where necessary.
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24. Undergrounding Street Frontage Utilities: All overhead utility lines along the project’s public street frontages shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code. Applicant shall comply with all utility applications, plan
submittals, permitting, and fee requirements of the serving utility companies.
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to
be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible.
27. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street
Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements.
28. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of existing driveway approach, sidewalk, and necessary curb and gutter.
d. Installation of City approved street trees, landscaping and irrigation per the Image Street requirements.
e. Installation of City standard curb, gutter, and sidewalk per the Image Street requirements.
f. Reconstruction of existing driveway on adjacent Church property, being
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used to provide access to this project, to an ADA compliant City standard driveway.
g. Installation of asphalt concrete overlay per street pavement restoration
plan for utility installation and/or abandonment, as required by the City Engineer.
h. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell’s Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as necessary.
k. Submit final plans in a digital format acceptable to the City.
29. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City.
30. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height.
31. Utility Encroachment Permit: Separate encroachment permits for the installation of
utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work.
32. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City.
33. Trash Enclosure Requirements: The following are standard trash enclosure
requirements:
1. NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7): For all new development and redevelopment projects that are subject to the Permittee’s planning, building, development, or other comparable review, but
not regulated by Provision C.3, encourage the inclusion of adequate source control measures to limit pollutant generation, discharge, and runoff. These source control measures should include: o Covered trash, food waste, and compactor enclosures.
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2. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control / Requirements". The code states that no pollutants or water containing
pollutants can be discharged into the City's storm drain system. Trash
enclosures contain pollutants. During a rain event (or during general cleaning) water washes over and into roofless enclosures, collecting pollutants and discharging to the City's storm drain system. Applicants are required to show how new trash enclosures will not discharge pollutants into the storm drain
system. One possible method is to provide a sanitary drain in the trash
enclosure. 3. West Valley Sanitation District (WVSD), the local sanitary sewer agency, will require a roof on the enclosure if the trash enclosure drain connects to their sanitary sewer system.
FIRE DEPARTMENT
34. Fire Sprinklers Required: (As noted on Sheet T0) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the
locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever
is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water
purveyor of record in order to determine if any modification or upgrade of the existing
water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903.2 as adopted and amended by CBLMC. NOTE: The owner (s),
occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting
with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning
their work. CFC Sec. 903.2. 35. Fire Alarm Requirements: Refer to CFC Sec. 907 and the currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit application to the SCCFD for approval before installing or altering any system. Call (408) 378-4010 for more
information. Requirement of fire alarm subject for further review during building
permit phrase. 36. Fire Department Connection: (As Noted on Sheet 1.21 & 3.0) The fire department connection (FDC) shall be installed at the street on the street address side of the
building. It shall be located within 100 feet of a public fire hydrant and within ten (10)
feet of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without
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interference. FDC's shall be painted safety yellow. [SCCFD, SP-2 Standard]. Show FDC on site plan.
37. Trash Enclosures: The proposed trash enclosure shall comply with CFC 2016 edition § 304.3.3. 38. Required Fire Flow: The minimum require fireflow for this project is 1000 Gallons Per
Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] New fire hydrant shall meet the required fireflow. Provide a fire flow letter from a local water purveyor confirming the required fire flow
of 1000 GPM @ 20 psi residual from a fire hydrant located within 400' of the farthest
exterior corner of the structure is required. Contact your local water purveyor for details on how to obtain the fire flow letter 39. Fire Hydrant Systems Required: Provide a public fire hydrant at a final location to be
determined jointly by the Fire Department and San Jose Water Company. Maximum distance of 500 feet from the building frontage and a maximum of 100 feet from the FDC, with a minimum hydrant flow of 1000 GPM @ 20 psi residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, Appendix C. New fire
hydrant location noted on sheet 3.0.
40. Buildings and Facilities Access: (As Noted on Sheet 1.21) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1].
41. Fire Apparatus (Engine)Access Roadway Required: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside, and a maximum slope of 15%. Surface shall be capable of supporting 75K pounds. Installations shall conform to Fire Department Standard Details and Specifications
sheet A-1. CFC Sec. 503. 42. Fire Lanes Required: (As Noted on Sheet 1.21) The minimum clear width of fire department access roads shall be 20 feet. The minimum outside turning radius is 42 feet for required circulating access roadways. Fire apparatus access roads shall be
designated and marked as a fire lane as set forth in Section 22500.1 of the California
Vehicle Code. Indicate on the plans how the 20' driveway will be marked as fire lane to provide the 150 ft distance requirements outlined in Comment #7 43. Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
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applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that
purveyor. Such requirements shall be incorporated into the design of any water-
based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this
office until compliance with the requirements of the water purveyor of record are
documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 44. Address identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical
letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
45. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
46. Timing of installation. When fire apparatus access roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be
installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2. Construction documents. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. CFC Sec. 501.3, 501.4
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INTENT TO CONSTRUCTJOINT TRENCH COMPOSITE PLANJOINT TRENCH SECTIONS AND DETAILSJOINT TRENCH COMPOSITE TITLE SHEETJOINT TRENCH GENERAL NOTES AND DETAILSSHEET NO. DESCRIPTIONJOINT TRENCH DETAILSJT5JT4JT1JT2JT31 OFFICE BUILDING1 NEW SERVICE COMPLETION (ELECTRIC, TELEPHONE & CABLE)270 L.F. OF JOINT TRENCHSHALL BE INSTALLED WITH THIS JOINT TRENCH PLAN SETJTEEOHEUGDESCRIPTION:BY:DATE: STATUS:A = APPROVEDxANS= APPROVED NOT SIGNEDxNA= NOT APPROVEDxF= FIRST SUBMITTALxSS= SECOND SUBMITTALxR= RECEIVEDAPPROVED FOR SUBMITTALHAIDER KAMMOONAHQUALIFIED APPLICANT DESIGN ENGINEERSUBSTRUCTURE VERIFICATION STAMP-
INTENT TO CONSTRUCT
INTENT TO CONSTRUCT
INTENT TO CONSTRUCT
EEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOH
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EEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEEOHEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GASEX GAS
SDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDEUGEUGJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT1" = 10'INTENT TO CONSTRUCTHKNOVEMBER 2021221153CC
CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M. TUESDAY OCTOBER 13, 2020
REMOTE ON-LINE ZOOM MEETING
The Planning Commission meeting of October 13, 2020, was called to order at 7:30 p.m.
by Chair Krey and the following proceedings were had, to wit:
ROLL CALL Commissioners Present: Chair: Michael Krey Vice Chair: Maggie Ostrowski
Commissioner: Adam Buchbinder
Commissioner: Stuart Ching Commissioner: Nick Colvill Commissioner: Andrew Rivlin Commissioner: Alan Zisser
Commissioners Absent: None Staff Present: Community Development Director: Paul Kermoyan
Senior Planner: Daniel Fama
Assistant Planner: Naz Pouya Healy City Attorney: William Seligmann Senior Civil Engineer: Roger Storz Traffic Engineer: Matthew Jue
Recording Secretary: Corinne Shinn Chair Krey welcomed newly appointed Planning Commissioner Alan Zisser to his first meeting as a member of this Commission.
APPROVAL OF MINUTES
Motion: Upon motion by Commissioner Ching, seconded by Commissioner Buchbinder, the Planning Commission minutes of the meeting of September 22, 2020, were approved as submitted. (6-0-0-1;
Commissioner Zisser abstained)
Campbell Planning Commission Minutes for October 13, 2020 Page 19
NOES: None ABSENT: None ABSTAIN: None
Chair Krey congratulated the Robson Home team and wished them good luck. He further advised that this item would be considered for final action by the City Council at its meeting on November 17, 2020.
***
Chair Krey called for a break five-minute break at 9:42 p.m.
Chair Krey re-convened the meeting at 9:47 p.m.
NEW BUSINESS
Chair Krey read Agenda Item No. 4 into the record as follows:
4.PLN-2020-106 Study Session to consider a Preliminary Application (PLN-2020-106) for an approximately 8,000 square-foot 2-story office building on property located at 1940 Hamilton Avenue. Project Planner: Daniel Fama, Senior Planner.
Mr. Daniel Fama, Senior Planner, provided the staff report.
Chair Krey asked if there were questions for staff.
Commissioner Ostrowski asked if parking is allowed on the street along this site’s frontage
on Hamilton Avenue.
Someone replied no.
Commissioner Buchbinder said that this site is not too far from the Hamilton/Bascom VTA
Light Rail station.
Planner Daniel Fama advised that not of the existing bus services are currently of high quality. He confirmed that the Light Rail station is less than a mile away from this project site.
Commissioner Ching asked if this new office building would have showers and changing facilities for those employees who choose to bike to work.
Commissioner Ostrowski asked why the existing home on this property is not considered
historic.
Planner Daniel Fama advised that it is due to many changes that have been made to the original structure over the years. However, there is some potential that this structure could be relocated to another location.
Campbell Planning Commission Minutes for October 13, 2020 Page 20
Chair Krey asked if the Historic Preservation Board (HPB) had reviewed this structure. Planner Daniel Fama:
• Replied no, as it is not included on the City’s HRI (Historic Resource Inventory) list.
• Added that an historic analysis was prepared by a former HPB member, Mark Sandoval, who is an historic architectural expert.
Commissioner Zisser asked if there is not any sort of recommendation from the HPB. Daniel Fama advised the Commission that these days, in order for a residential structure to even be considered for addition onto the HRI, that structure must have a pro-active owner
who is requesting such consideration. The City will not impose inclusion of a property being added onto the HRI to disinterested property owners. Commissioner Zisser:
• Clarified that any structure currently designated as being a Structure of Merit or an
Historic Landmark would require review by HPB prior to any consideration of demolition.
• Stated that per the consultant’s report on this property, a Hamilton was the original owner. This Hamilton came here with the Campbells.
• Pointed out that there are three other “Folk Victorian” houses in Campbell that are similar to this one. Planner Daniel Fama said he didn’t know that.
Commissioner Zisser:
• Said that they are mostly in the Downtown area.
• Reported that he visited this project site and finds it to be such a cute piece of property.
• Admitted that he feels like its one that needs to be saved.
• Added that the City’s consultant made it clear in his report that this structure didn’t meet
the criterial.
• State that he (Commissioner Zisser) is not sure that he agrees with that conclusion.
• Asked if there is any way for the City to preserve this structure.
Planner Daniel Fama:
• Said that the material submitted by the applicant was peer reviewed by the City’s consulting architect, Mark Sandoval.
• Added that should they choose; the Planning Commission can use CEQA (California Environmental Quality Act) to refuse to adopt a Categorical Exemption and thus require full CEQA review if factual information supports such an action.
Director Paul Kermoyan:
• Said that it is not uncommon for cities to acquire older homes. An example of that occurring was with the Ainsley House.
• Added that the City of Saratoga has a Queen Anne Victorian house that is on City-
owned property.
• Said it is not unfeasible, but it would have to be run by the City Council and the ability to rehabilitate it is there.
Campbell Planning Commission Minutes for October 13, 2020 Page 21
Chair Krey opened the Public Hearing for Agenda Item No. 4. Trevor Zink, Applicant and Property Owner:
• Said that he doesn’t have much to add at this point.
• Stated that there are a couple of issues – parking and consideration if there is any historic value for the structure on this property.
• Advised that he has used this building for the last five years for his law practice and found it to be a great building.
• Said that the building today is stucco and not Victorian. It has been redone.
• Stated that he didn’t think that the City would want to designate this as historic.
• Reported that he has had good discussions with the adjacent church. There is a possibility that the building could be preserved, be shifted over by 100 to 150 feet and
serve as an office for the church next door.
• Informed the Commission that he has already talked to building-movers to see if it is even possible. He thinks it is.
• Admitted that even his wife wants this building saved.
• Reported that on the issue of parking, the church is more than willing to work with us on the use of their parking.
• Said that the main entry to the church property is off Hamilton and could be a duel use
entry point. The Church says that it is feasible for that to be agreed upon.
• Said that his proposed tandem parking area goes out into the church parking lot. As such his tandem spaces could possibly use the church egress out to Hamilton Avenue.
Chair Krey asked if there are Commission questions for Mr. Zink. Commissioner Ostrowski said it is good that discussions with the church have been good. She asked Trevor Zink if he believes that tandem parking works.
Trevor Zink said that it could work for some sort of tech company, which he thinks may be the ideal tenant for this building. The tandem parking could be tech based to coordinate the ins and outs of those spaces via text messages.
Dave Fenster, Project Architect:
• Agreed that they will have to be extra creative with parking.
• Opined that Campbell’s parking requirements are a bit on the high side given the
expanded uses of transportation options such as rideshare, Uber, Lyft, and transit
options such as Light Rail.
• Responded to the Commissioner question about availability of showers within this new building. The answer is yes. There are plans for showers as well as inside-building
bike parking. This will allow them to dedicate a larger percentage of the property to
landscaping. That is preferable to a building plopped on asphalt. Commissioner Ostrowski:
• Asked the intended function of the proposed design. Could Mr. Fenster explain it?
• Questioned with benefits there will be for the people that will be using the space. Dave Fenster:
Campbell Planning Commission Minutes for October 13, 2020 Page 22
• Said the design and materials goes to the sustainability of this building.
• Advised that they would be using cross laminated timber in the design. The building will incorporate the utmost in design and engineering.
• Stated that it would combine the beauty of wood and married to technology. It will use more modern materials and engineering.
• Agreed that they are pushing the boundaries, pushing to achieve environmental application to achieve Net Zero energy use.
• Added that they will incorporate a series of different glass as well as frosted elements.
• Said that they will strive to bring a lot of natural light into this new building.
• Reminded that as designed, the back of this building would be treated and used as the front entrance. However, the frontage of this building as seen off Hamilton Avenue will
still be a port of the street. Both the front and back of this building will have equal
importance.
• Said that there will be smaller timber elements at the ground floor to create privacy.
• Advised that the stairwells are pushed to the extreme.
• Promised to look more closely at the potential for any privacy impacts on adjacent properties from their use of their proposed roof deck.
• Concluded that the street improvement dedication requirement is reducing the building
area on this parcel. Planner Daniel Fama:
• Advised that Hamilton Avenue is an “Image Street” for the City.
• Added that there are streetscape standards which want to create wide boulevards.
• Said that in this scenario, the owner will give additional land, about seven feet in depth,
at the front of their property. It will reduce their current 20,000 square foot lot down to
an approximately 19,000 square foot lot. Both the lot and building get smaller proportionally. Dave Fenster agreed that with the property being dedicated back to the City, the building
is being reduced as a result.
Commissioner Rivlin asked about the reduction in building size. Dave Fenster said it is approximately 400 square feet in reduction.
Commissioner Rivlin asked if that square footage is critical to the design and function of this new building. Dave Fenster said when developing a new building, one wants to get the most out of what
is being built. That need is based upon the high cost of construction. He said he is trying
hard to not push into a cantilevered design. Planner Daniel Fama advised the Commission that they could move to increase the FAR when circumstances warrant such an adjustment.
Commissioner Rivlin:
• Said that would need more study but it seems to make sense in his mind.
Campbell Planning Commission Minutes for October 13, 2020 Page 23
• Complimented the architect on his use of CLT (Cross Laminated Timber). He’s really on to something there.
• Added that it would be a new and unique use. Possibly one of the first in Campbell.
• Admitted that the view of the building is interesting to him and he agrees that it would likely attract a tech client or business owner.
Commissioner Ching referenced a cluster of trees on the church side of this property. Would those have to be removed? Dave Fenster said they are attempting to keep those.
Commissioner Zisser said that would be good. Dave Fenster:
• Stated that you cannot replace a tree. You can start over.
• Assured that they are trying hard to keep as much as possible.
• Reiterated that their discussions with the building movers is still an active discussion.
• Said that a joint access agreement would have to be entered into with the Church.
• Stated that it would be up this him on how to change the front elevation of the building. It could involve more landscaping and the retention of more trees as well.
Commissioner Zisser:
• Said that he likes modern design in its place.
• Questioned why they are putting something as extraordinary as this in that spot. It
seems out of place.
• Opined that the stretch of Hamilton Avenue that is between the church property at the corner east down to Leigh and Meridian is a mundane stretch of road.
• Added that the church itself is a 1980’s building. On the other side of the project site there are mundane duplexes.
• Stated that this is not a pedestrian-friendly street area.
• Asked, “Why?” Dave Fenster:
• Said that massive change is good.
• Added that if architecture is not good, why do it?
• Stated that this design is something to be proud of.
• Admitted that he would at least turn his head if not turn around and go back to look at such a building.
• Said that there is a sense of pride that quality architecture can be done.
• Stated that he is proud of the buildings that they build as a form of environmentalism. We love to create happiness.
• Opined that this design offers an iconic look but not flashy. It will be beautiful today as
well as 10, 50 years out.
• Suggested that every building is an opportunity. Commissioner Colvill:
• Stated that this part of Hamilton is not mundane as described by Commissioner Zisser.
Campbell Planning Commission Minutes for October 13, 2020 Page 24
• Pointed out that eBay is right there just down the street
• Said that he likes the change of landscape and forward-thinking design. Chair Krey said that this building design is striking and very nice. He asked Dave Fenster what made him think of this design.
Dave Fenster:
• Said that site factors drove the design.
• Pointed out that the main entry for this new building will be located at the back coming
from the parking lot.
• Added that the front façade faces north which would offer no natural daylight into the building.
• Said those are reasons for use of translucent windows, staggered planes, a rear façade entry point into the building and the amenity area on the rooftop.
• Said that the trees on this parcel provide a backdrop to this sculptural building.
• Advised that he wouldn’t put it in a different location.
• Stated that good design propagates good design. Chair Krey reiterated that Trevor Zink has worked out of this location for five years.
Trevor Zink:
• Said that he bought the building in 2013 and moved into it in 2015.
• Reported that at the time he bought this building he went before the Historic
Preservation Board. He was told that this site was on the HRI so he thought that the existing façade would have to be retained.
• Explained that his way of working has changed, and he now works from home.
• Added that he was told he needed to get a historical review done and he did so. Commissioner Buchbinder said the building is beautiful. He asked Trevor Zink if he would consider a larger building but in a similar style to the existing structure.
Commissioner Ostrowski:
• Said that she would be both excited and happy to be an occupant of this building.
• Stated that having a roof deck will help to promote a collaborative environment. This
building itself will foster creativity with the right level of space and openness. It will be calming and not too busy
• Added that including windows that open are important and will have a huge impact on
the health of its occupants.
• Stated that this proposed architecture will be great to see in this location.
• Stressed the need not to limit potential for this site as well as this architect’s creativity.
• Advised that she has no concerns about parking be it tandem, elevators or a parking agreement with the church for shared parking.
• Stated that she likes the stairwell on the outside.
• Congratulated the applicant and architect for a well thought through project. Commissioner Buchbinder:
• Said that this is a subjective thing.
Campbell Planning Commission Minutes for October 13, 2020 Page 25
• Admitted that the design of this building is beautiful but he’s not sure that it has to look like a machine or like a Disney building.
• Stated that he hopes they are able to reach a shared parking agreement with the adjacent church.
• Expressed his support for a FAR exception and adjusting the required parking based
on the required land dedication to the City for public improvements. Commissioner Rivlin:
• Said that this proposed design is different but still appropriate for this site.
• Pointed out that there’s nothing existing either adjacent or even nearby that we would want to match.
• Stated that he likes the layout and hopes they are able to create a link between this site
and the church next door.
• Suggested the applicants work with staff to determine what is permissible.
• Said that the car elevators are interesting.
• Agreed that privacy impacts from the rooftop deck would have to be evaluated but he finds it to be an amazing and useful amenity.
• Recommended perhaps adjusting the placement of the new building in order to preserve
more trees.
• Said that he too supports allowing additional FAR due to the loss of dedicated land required to be turned over to the City for public improvements.
Commissioner Zisser:
• Said that he wouldn’t oppose this proposed building design. It is very appealing as a modern design.
• Stated that he is not sure how necessary the proposed front plaza is since the main
entrance into this building will be located at the back.
• Admitted he’s not sure how the proposed tandem parking would work and how good it might work.
• Cautioned that a residential neighborhood street just up Hamilton may be at risk of becoming the victims of overflow parking coming from this site.
• Agreed that he too hopes that a shared parking deal with the church next door can be worked out.
• Said he had not strong idea of opposition to the roof deck.
• Stated that there is a beautiful strand of trees that he hope the applicants will work hard
to preserve.
• Strongly encouraged keeping as many of the trees as possible.
• Concluded that this is a very interesting design with lots of good aspects to it.
Commissioner Colvill:
• Said he is supportive for the most part.
• Admitted that he really enjoyed hearing Mr. Fenster talk about the design with such
enthusiasm. It shows how much he loves what he does as an architect.
• Pointed out that we are in the Silicon Valley, the Tech Capital of the World.
• Supported the embracing of a new design for Campbell and shares the hope that the
applicants will reach a good parking solution.
Campbell Planning Commission Minutes for October 13, 2020 Page 26
Chair Krey:
• Admitted that this design is growing on him. He really likes it but in that location he will
have to get used to it. It’s a bit jarring there.
• Supported the idea of preserving the existing building perhaps by moving it onto the church property if they choose to take for use as an office.
• Stated that he fears that the use of car lifts (elevators) may be too expensive for a project
of this small size.
• Added that if they secure the access from the church property, that may not even be necessary to have car elevators.
• Pointed out that there is potential for neighborhood privacy concerns over the use of the roof deck on this new building.
• Stated that if they secure parking on the church site, this project will go much smoothly.
Commissioner Buchbinder reported that he once visited an office building that was on the west side of Bascom where he couldn’t enter from the front entrance but rather had to enter from the back which was pedestrian unfriendly.
Commissioner Rivlin supported the need for clear and identifiable pedestrian entrance from
Hamilton Avenue into this new building. Commissioner Buchbinder said he likes a pedestrian-friendly entrance.
Commissioner Ching:
• Said he likes the possibility of relocating the existing house and also having this applicant successfully secure a shared parking agreement with the church.
• Stated that parking can be relaxed, and lack of parking tends to encourage use of
alternative transportation opportunities.
• Recounted that in the UK, they go out of their way to have substandard parking.
• Admitted that the use of car lifts is interesting to explore.
• Advised that he shares the views expressed by Commissioner Ostrowski regarding the attractiveness of this proposed modern building.
• Added that it will be in context to the street.
• Disagreed with the statement that Hamilton is mundane but it’s brutal with no shade for pedestrians.
• Said that it pains him to consider the potential loss of any of the trees on this property
and asks that the architect, Mr. Fenster, work hard to design around these trees wherever possible. Chair Krey closed the Public Hearing for Agenda Item No. 4.
Chair Krey asked staff and applicant’s team if they have enough feedback from the Commission on their project. Planner Daniel Fama replied yes.
Chair Krey said he hopes they got what they needed.
Campbell Planning Commission Minutes for October 13, 2020 Page 27
***
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan had no additions to his written report. Commissioner Buchbinder asked Director Paul Kermoyan if the Objective Standards
Ordinance that will be discussed at an upcoming Council meeting would interact with the General Plan. Director Paul Kermoyan:
• Explained that there is an existing General Plan that is still in effect.
• Said that Zoning tends to include subjective language that we really need to remove now It can’t wait as it potentially exposes the City to litigation.
• Pointed out that the Draft General Plan (Envision Campbell) may or may not ever get adopted.
• Said it was imperative to create policies first and then the tools to implement those policies.
Commissioner Buchbinder thanked Director Paul Kermoyan for that response saying that it answers his question. ADJOURNMENT
The Planning Commission meeting adjourned 11:10 p.m. to the next Regular Planning Commission Meeting on October 27, 2020, which will be conducted on Zoom.
SUBMITTED BY: ______________________________________
Corinne Shinn, Recording Secretary APPROVED BY: ______________________________________
Michael Krey, Chair
ATTEST: ______________________________________ Paul Kermoyan, Secretary
Painted roof screen to match CLT colorationUpper shade engaged into roof overhangMajority of fin/shade removed from front facade and mullions oriented verticallyMajority of fin/shade removed from side and mullions oriented verticallyLower shade at bottom frame location
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Members of the Planning Commission Date: June 14, 2022
From: Rob Eastwood, Community Development Director
Subject: Report of the Community Development Director
I. CITY COUNCIL: The City Council met on Tuesday, June 7th , 2022 and considered the
following items of interest to the Planning Commission:
Resolution to Authorize the City Manager to Execute a Consultant Services
Agreement with HouseKeys, Inc. (Resolution/Roll Call Vote) (PLN-2022-50) The City
Council adopted a Resolution authorizing the City Manager to execute a one-year
Consultant Services Agreement with HouseKeys, Inc. to serve as the City’s Below-Market
Rate Program Administrator.
II. MISCELLANEOUS
A. Publication of “Campbell’s Plan for Housing” Draft Housing Element: The
Department published the Draft Housing Element for public review on June 9, 2022. The
Draft Housing Element will be available for public review for 30 days until July 11, 2022
and then be sent to the State Department of Housing and Community Development for
comment. The State has 90 days to review the document and provide feedback to the
City.
B. New Staff: The Community Development Department has two new staff starting in
June:
• Administrative Analyst Ken Rodriguez will start with the Department on June 15, 2022.
Ken will support multiple functions in the Department, including support of Planning
Commission operations and clerking functions.
• Planning Technician Ishwarya will start on June 27, 2022. Ishwarya will support the
Planning Division including the public service counter and the review of building permits
and administrative planning permits.